152 Toucan Way · Red Bank, SC 29073-9377

$235,000

3 bd · 2.0 ba · 1,557 sqft · SingleFamily public records · 32 Days on market

Built 1985 10,454 sqft lot

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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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• 1% rule +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautifully maintained home with no HOA offers a covered front porch, featuring 4 bedrooms and 2 bathrooms. The kitchen offers new countertops, luxury vinyl plank flooring, and an eat-in style dining area with french doors opening to the back deck, perfect for seamless entertaining. The living area features a cozy wood burning fireplace, with carpeted floors for added comfort. Enjoy the spacious back yard that features a privacy fence, perfect for pets and outdoor recreation. Have peace of mind with a new lower level heat pump, new privacy fence and gate, and new counter tops in the kitchen and lower level bathroom. Disclaimer: CMLS has not reviewed and, therefore, does not endorse ve

Key facts

• Covered front porch
• French doors
• Back deck

Tags

• COVERED FRONT PORCH
• NEW COUNTERTOPS
• EAT-IN STYLE DINING AREA
• FRENCH DOORS
• BACK DECK
• WOOD BURNING FIREPLACE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story house
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Two additional bedrooms on the second level
• Bathrooms: Two full bathrooms total (including one full main-level bathroom and one full second-level bathroom)
• Heating & cooling: Heat pump on the first level; Heat pump on the second level
• Interior features: One fireplace; Family room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $151 ($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 $195k (17.0% below list).
• Recommended offer: $195k (17.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#121 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment C-, crime D+, amenities 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: Saxe Gotha Elementary (math 35% / reading 40%, grade F, #311 of 597 statewide, top 53%, 686 students, 100% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL) — zoned schools average 73% FRL vs 30% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% 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 $195,146 (17.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.0%
• Equity multiple: 1.57×
• Total profit: $37,829
• Equity at exit: $105,666

10-year hold

• IRR: 12.4%
• Equity multiple: 2.84×
• Total profit: $121,045
• Equity at exit: $162,844

Cash invested: $65,800 (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 29073-9377

• Active inventory: 1
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $151

Break-even live

Break-even rent $1,760

Max offer price $235,000

Occupancy floor 87%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 Dovefield Ln Lexington, SC	3.0	2.0	1302	$1,850	$1.42	14d	1	0.15mi
919 Dovefield Ln Lexington, SC	4.0	2.5	2022	$2,299	$1.14	23d	1	0.16mi
128 S Wrenwood Dr Lexington, SC	3.0	2.0	1250	$1,695	$1.36	23d	1	0.33mi
212 Pin Oak Dr Lexington, SC	3.0	2.0	1349	$1,710	$1.27	14d	1	0.47mi
290 Browning Ct Unit b Lexington, SC	2.0	1.0	1100	$1,495	$1.36	21d	1	0.69mi
120 W Lake Dr Lexington, SC	3.0	2.0	1476	$1,880	$1.27	3d	1	0.75mi
140 Land of Lakes Cir Lexington, SC	3.0	2.0	1452	$1,925	$1.33	3d	1	0.78mi
1607 Commendable Ct Lexington, SC	4.0	2.5	1783	$2,238	$1.26	23d	1	0.81mi
1603 Commendable Ct Lexington, SC	3.0	2.0	1399	$2,033	$1.45	3d	1	0.81mi
110 Darian Dr Lexington, SC	3.0	2.0	1364	$1,949	$1.43	14d	1	1.04mi
449 Lady Liberty Way Lexington, SC	3.0	3.0	1635	$1,995	$1.22	23d	1	1.31mi
464 Lady Liberty Way Lexington, SC	4.0	2.5	2100	$2,150	$1.02	23d	1	1.32mi

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-04-30
   historical Active - Contingent
3. 2026-04-13
   listed $235,000 Active

ⓘ 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: $721 · $60/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$618/yr (+$52/mo · 85.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $23,418
• − Mortgage interest: −$13,164
• − Property taxes: −$721
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$6,836
• Taxable loss: −$2,226
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $2,349/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 — Red Bank

• Score: 66/100
• State rank: #121
• US rank: #11985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Bank, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

3 events — show timeline

• 2026-05-15 Pending — Consolidated MLS
• 2026-04-30 Contingent — Consolidated MLS
• 2026-04-13 Listed $235,000 Consolidated MLS

Property tax history

-10.2%/yr

Latest (2024): $721 · +4.4% YoY. Source: county tax records.