149 Dew Blossom Dr · Lexington, SC 29073

$273,900

4 bd · 2.5 ba · 2,018 sqft · SingleFamily · 20 Days on market

Built 2026 Excellent condition 8,712 sqft lot $31/mo HOA · 1% of rent ↓ 10% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +10.4/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Up to $15,000 in Closing Costs with preferred lender. Choice of free blinds or refrigerator. Makenzie II at Peachtree Hills Main level features large family opening into kitchen with large island and dining, great for entertaining! 2nd level features owner's suite, double sinks, garden tub and separate shower. 3 additional bedrooms and full bath on 2nd level. Tankless water heater, landscaped yard with irrigation completes this beautiful home! (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) CAN CLOSE IN 40 DAYS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Double sinks
• Separate shower
• Owner's suite

Tags

• KITCHEN WITH LARGE ISLAND
• OWNER'S SUITE
• DOUBLE SINKS
• GARDEN TUB
• SEPARATE SHOWER
• TANKLESS WATER HEATER

Property features AI

Finance

• Other: Cable TV available
• HOA & community: Homeowners association present; Association covers common area maintenance

Exterior

• Parking: Attached garage (2 spaces); Total of 2 parking spaces
• Utilities: Public water; Public sewer; Energy features include Thermopane components and other energy items; Energy Star rated
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Stone and vinyl exterior finish; Sprinkler system; Paved road access

Interior

• Kitchen: Island; Pantry; Granite countertops; Painted cabinets; Smooth-surface range; Dishwasher; Microwave above stove; Disposal
• Bedrooms: Master suite with double vanity, garden tub, separate shower, and his-and-hers closet (master on second level); Additional bedrooms located on second level
• Bathrooms: Two full bathrooms; One half bathroom; Two second-level full bathrooms
• Heating & cooling: Central cooling with split system and zoned controls; Gas heating on both first and second levels with zoning
• Interior features: Attic access; Electric fireplace (1)
• Laundry & utility: Utility room; Washer/Dryer located on second level; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $274k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (17.9% below list).
• Recommended offer: $225k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#8 in SC, #1,502 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, employment A; Watch: commute F.
• Lexington 01 (suburban): math 42% / reading 53% proficiency, ranked #11 of 80 in SC (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forts Pond Elementary (math 25% / reading 25%, grade F, #447 of 597 statewide, top 76%, 468 students, 100% FRL); Pelion High (math 14% / reading 77%, grade D-, #164 of 196 statewide, top 84%, 727 students, 65% FRL) — zoned schools average 83% FRL vs 30% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Lexington 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 564 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($270k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,951 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-53,133
• Equity at exit: $40,839

10-year hold

• IRR: -12.1%
• Equity multiple: 0.27×
• Total profit: $-55,841
• Equity at exit: $23,682

Cash invested: $76,692 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29073

• Home prices YoY: -19.1%
• Rents YoY: 3.2%
• Active inventory: 564
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,436
• Tax est. 1.5%: −$342 /mo · $4,108/yr
• Insurance: −$114
• HOA: −$31
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-147

Break-even live

Break-even rent $2,435

Max offer price $252,665

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $68,475
• Closing costs: $8,217
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 Park Rd Lexington, SC	4.0	2.0	1600	$1,995	$1.25	23d	1	0.93mi
121 Park Ridge Way Lexington, SC	3.0	2.5	1680	$2,100	$1.25	23d	1	0.95mi
333 Canary Grass Ct Lexington, SC	3.0	2.5	1672	$1,950	$1.17	14d	1	1.34mi
759 Dawsons Park Way Lexington, SC	3.0	2.5	1468	$1,869	$1.27	21d	1	1.48mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: water

Listing history 13 events

1. 2026-05-17
   status Active 668-char remark

   Show marketing remark (668 chars)

   Up to $15,000 in Closing Costs with preferred lender. Choice of free blinds or refrigerator. Makenzie II at Peachtree Hills Main level features large family opening into kitchen with large island and dining, great for entertaining! 2nd level features owner's suite, double sinks, garden tub and separate shower. 3 additional bedrooms and full bath on 2nd level. Tankless water heater, landscaped yard with irrigation completes this beautiful home! (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) CAN CLOSE IN 40 DAYS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

2. 2026-05-08
   historical 668-char remark

   Show marketing remark (668 chars)

   Up to $15,000 in Closing Costs with preferred lender. Choice of free blinds or refrigerator. Makenzie II at Peachtree Hills Main level features large family opening into kitchen with large island and dining, great for entertaining! 2nd level features owner's suite, double sinks, garden tub and separate shower. 3 additional bedrooms and full bath on 2nd level. Tankless water heater, landscaped yard with irrigation completes this beautiful home! (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) CAN CLOSE IN 40 DAYS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

3. 2026-05-07
   status Active 668-char remark

   Show marketing remark (668 chars)

   Up to $15,000 in Closing Costs with preferred lender. Choice of free blinds or refrigerator. Makenzie II at Peachtree Hills Main level features large family opening into kitchen with large island and dining, great for entertaining! 2nd level features owner's suite, double sinks, garden tub and separate shower. 3 additional bedrooms and full bath on 2nd level. Tankless water heater, landscaped yard with irrigation completes this beautiful home! (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) CAN CLOSE IN 40 DAYS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

4. 2026-05-07
   listed $273,900 Active

   Show marketing remark (668 chars)

   Up to $15,000 in Closing Costs with preferred lender. Choice of free blinds or refrigerator. Makenzie II at Peachtree Hills Main level features large family opening into kitchen with large island and dining, great for entertaining! 2nd level features owner's suite, double sinks, garden tub and separate shower. 3 additional bedrooms and full bath on 2nd level. Tankless water heater, landscaped yard with irrigation completes this beautiful home! (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) CAN CLOSE IN 40 DAYS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

5. 2026-05-07
   historical 668-char remark

   Show marketing remark (668 chars)

   Up to $15,000 in Closing Costs with preferred lender. Choice of free blinds or refrigerator. Makenzie II at Peachtree Hills Main level features large family opening into kitchen with large island and dining, great for entertaining! 2nd level features owner's suite, double sinks, garden tub and separate shower. 3 additional bedrooms and full bath on 2nd level. Tankless water heater, landscaped yard with irrigation completes this beautiful home! (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) CAN CLOSE IN 40 DAYS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

6. 2026-04-29
   price $273,900 668-char remark

   Show marketing remark (668 chars)

   Up to $15,000 in Closing Costs with preferred lender. Choice of free blinds or refrigerator. Makenzie II at Peachtree Hills Main level features large family opening into kitchen with large island and dining, great for entertaining! 2nd level features owner's suite, double sinks, garden tub and separate shower. 3 additional bedrooms and full bath on 2nd level. Tankless water heater, landscaped yard with irrigation completes this beautiful home! (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) CAN CLOSE IN 40 DAYS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

7. 2026-04-29
   price $273,900

   Show marketing remark (668 chars)

   Up to $15,000 in Closing Costs with preferred lender. Choice of free blinds or refrigerator. Makenzie II at Peachtree Hills Main level features large family opening into kitchen with large island and dining, great for entertaining! 2nd level features owner's suite, double sinks, garden tub and separate shower. 3 additional bedrooms and full bath on 2nd level. Tankless water heater, landscaped yard with irrigation completes this beautiful home! (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) CAN CLOSE IN 40 DAYS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

8. 2026-04-22
   price $289,900
9. 2026-04-21
   price $289,900 668-char remark

   Show marketing remark (668 chars)

   Up to $15,000 in Closing Costs with preferred lender. Choice of free blinds or refrigerator. Makenzie II at Peachtree Hills Main level features large family opening into kitchen with large island and dining, great for entertaining! 2nd level features owner's suite, double sinks, garden tub and separate shower. 3 additional bedrooms and full bath on 2nd level. Tankless water heater, landscaped yard with irrigation completes this beautiful home! (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) CAN CLOSE IN 40 DAYS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

10. 2026-04-07
    price $299,900

    Show marketing remark (668 chars)

    Up to $15,000 in Closing Costs with preferred lender. Choice of free blinds or refrigerator. Makenzie II at Peachtree Hills Main level features large family opening into kitchen with large island and dining, great for entertaining! 2nd level features owner's suite, double sinks, garden tub and separate shower. 3 additional bedrooms and full bath on 2nd level. Tankless water heater, landscaped yard with irrigation completes this beautiful home! (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) CAN CLOSE IN 40 DAYS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

11. 2026-04-07
    price $299,900 668-char remark

    Show marketing remark (668 chars)

    Up to $15,000 in Closing Costs with preferred lender. Choice of free blinds or refrigerator. Makenzie II at Peachtree Hills Main level features large family opening into kitchen with large island and dining, great for entertaining! 2nd level features owner's suite, double sinks, garden tub and separate shower. 3 additional bedrooms and full bath on 2nd level. Tankless water heater, landscaped yard with irrigation completes this beautiful home! (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) CAN CLOSE IN 40 DAYS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

12. 2026-01-21
    listed $304,788 Active 668-char remark

    Show marketing remark (668 chars)

    Up to $15,000 in Closing Costs with preferred lender. Choice of free blinds or refrigerator. Makenzie II at Peachtree Hills Main level features large family opening into kitchen with large island and dining, great for entertaining! 2nd level features owner's suite, double sinks, garden tub and separate shower. 3 additional bedrooms and full bath on 2nd level. Tankless water heater, landscaped yard with irrigation completes this beautiful home! (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) CAN CLOSE IN 40 DAYS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

13. 2026-01-20
    listed $304,788 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,994
• − Mortgage interest: −$15,343
• − Property taxes: −$4,108
• − Insurance: −$1,370
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − HOA: −$372
• − Depreciation: −$7,968
• Taxable loss: −$6,486
• Est. tax savings @ 24.0%: +$1,557
• After-tax cash flow: $-204/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 3 photos

Excellent 100/100 None rehab

This home is move-in ready with new construction features, including a large kitchen island, double sinks, and a tankless water heater. The exterior and landscaping are also newly completed.

Schools (NCES district)

• District: Lexington 01
• NCES district ID: 4502700
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $61,298
• Composite: 41.75/100
• National rank: #3399
• State rank: #11 of 80 in SC

Livability — Lexington

• Score: 81/100
• State rank: #8
• US rank: #1502

Category grades

Amenities C Commute F Cost of living A Crime A- Employment A Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, SC
• County: Lexington County · 232,571 people
• City population: 122,563
• Metro: Columbia, SC
• Population (ZIP): 53,156
• Household income: $77,229
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 935.0

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.20%
• Current HPI: 249.8957
• Rent YoY: ▲ 3.24%
• Metro: Columbia, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

-10.1% since first listed

13 events — show timeline

• 2026-05-17 Relisted — Zillow
• 2026-05-08 Delisted — Zillow
• 2026-05-07 Relisted — Zillow
• 2026-05-07 Listed $273,900 Consolidated MLS
• 2026-05-07 Delisted — Zillow
• 2026-04-29 Price Changed $273,900 Zillow
• 2026-04-29 Price Changed $273,900 Consolidated MLS
• 2026-04-22 Price Changed $289,900 Consolidated MLS
• 2026-04-21 Price Changed $289,900 Zillow
• 2026-04-07 Price Changed $299,900 Consolidated MLS
• 2026-04-07 Price Changed $299,900 Zillow
• 2026-01-21 Listed $304,788 Zillow
• 2026-01-20 Listed $304,788 Consolidated MLS