108 Creek Side Ct · Lexington, SC 29072

$198,000

3 bd · 2.0 ba · 1,569 sqft · SingleFamily public records · 17 Days on market

Built 2001 0.26 ac lot Est $339k · 42% under $38/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 108 Creekside Farms Court in Lexington! This 3-bedroom, 2-bath ranch offers approximately 1,569 square feet on a spacious 0.26-acre lot in the established Creekside Farms community. Featuring a functional floor plan, attached 2-car garage, and great curb appeal, this home is ready for updates and improvements to bring out its full potential. Whether you're looking for a primary residence to personalize or a property with value-add potential, this home provides a solid foundation in a desirable Lexington location. Conveniently located near shopping, dining, schools, and major commuter routes. Property is being sold as-is and will require repairs and updating. Don't miss the chance to build equity and make this home your own. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.26 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (10.7% below list).
• Recommended offer: $177k (10.7% 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.
• Market conditions: Rents rising (+3.2%/yr); 694 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 17 days — a 2% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $143k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,904 (10.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $338,904
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Mallard Lakes Dr	0.66mi	3/2.5	1,391 (-11%)	13mo	$299,900	$216	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-19,544
• Equity at exit: $29,522

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $89
• Equity at exit: $17,119

Cash invested: $55,440 (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 29072

• Rents YoY: 3.2%
• Active inventory: 694
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$82
• HOA: −$38
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $192

Break-even live

Break-even rent $1,527

Max offer price $198,000

Occupancy floor 84%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Cherry Hall Dr Lexington, SC	2.0	1.5	1100	$1,250	$1.14	3d	1	0.48mi
114 Tybo Dr Lexington, SC	3.0	3.5	1901	$1,899	$1.00	3d	1	0.55mi
812 E Main St Lexington, SC	4.0	1.0	1260	$1,900	$1.51	23d	1	0.61mi
809 E Main St Lexington, SC	1.0–3.0	1.0–2.0	1026	$1,759	$1.71	3d	23	0.64mi
121 Northpoint Dr Lexington, SC	1.0–2.0	1.0–2.0	973	$1,560	$1.60	2d	13	0.99mi
456 S Church St Lexington, SC	2.0	2.5	1300	$1,625	$1.25	3d	2	1.14mi
313 W Main St Unit F Lexington, SC	2.0	1.5	1150	$1,295	$1.13	23d	1	1.19mi
500 Carlen Ave Lexington, SC	1.0–3.0	1.0–2.0	1098	$1,920	$1.75	3d	14	1.20mi
300 Palmetto Park Blvd Lexington, SC	1.0–3.0	1.0–2.0	930	$1,954	$2.10	3d	14	1.26mi
2000 Water Oak Dr Unit 4B 1 Lexington, SC	2.0	2.0	1100	$1,599	$1.45	14d	1	1.29mi
106 Rogers Ct Unit D Lexington, SC	2.0	1.5	1100	$1,295	$1.18	14d	1	1.34mi
126 S Village Rd Lexington, SC	3.0	2.0	1520	$1,795	$1.18	14d	1	1.49mi
248 Cherokee Pond Ct Lexington, SC	3.0	2.5	1787	$2,400	$1.34	23d	1	1.49mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 12 events

1. 2026-06-18
   days on market $198,000 Active 17 DOM
2. 2026-06-17
   days on market $198,000 Active 16 DOM
3. 2026-06-16
   days on market $198,000 Active 15 DOM
4. 2026-06-15
   days on market $198,000 Active 14 DOM
5. 2026-06-14
   days on market $198,000 Active 12 DOM
6. 2026-06-10
   days on market $198,000 Active 9 DOM
7. 2026-06-09
   days on market $198,000 Active 8 DOM
8. 2026-06-08
   days on market $198,000 Active 7 DOM
9. 2026-06-07
   days on market $198,000 Active 6 DOM
10. 2026-06-03
    days on market $198,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $198,000 Active 1 DOM

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $565 · $47/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$563/yr (+$47/mo · 99.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $21,228
• − Mortgage interest: −$11,091
• − Property taxes: −$565
• − Insurance: −$990
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − HOA: −$456
• − Depreciation: −$5,760
• Taxable loss: −$1,030
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $2,546/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.

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): 69,407
• Household income: $106,382
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 858.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 4% Serbian 3% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -197.53%
• Current HPI: 212.3235
• Rent YoY: ▲ 3.23%
• 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

+825.2% since first listed

4 events — show timeline

• 2026-06-01 Listed $198,000 Consolidated MLS
• 2017-04-14 Sold (Public Records) $143,000 Public Records
• 2017-02-08 Price Changed $144,000 Consolidated MLS
• 2001-07-23 Sold (Public Records) $21,400 Public Records

Property tax history

-15.1%/yr

Latest (2024): $565 · +7.0% YoY. Source: county tax records.