2314 Damascus Way · Red Bank, SC 29073

$286,900

4 bd · 2.5 ba · 2,075 sqft · SingleFamily · 17 Days on market

Built 2026 Good condition 6,098 sqft lot $40/mo HOA · 2% of rent

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

LOT 445 – HOME IS COMPLETE! Welcome to the Cypress floor plan in Ashton Lakes, a highly sought-after community featuring a neighborhood pool/playground and zoned for Lexington One Schools. The Cypress offers 2,075 square feet of thoughtfully designed living space, perfect for growing families. With 4 bedrooms and 2.5 bathrooms, this home blends comfort, functionality, and modern style. The main floor features a spacious open-concept layout with a welcoming entryway, complete with a convenient coat closet and powder room. The kitchen is designed for both everyday living and entertaining, featuring quartz or granite countertops, white or gray shaker cabinets, stainless steel appliances

Key facts

• Cypress floor plan
• Neighborhood pool
• Open-concept layout

Tags

• CYPRESS FLOOR PLAN
• NEIGHBORHOOD POOL
• OPEN-CONCEPT LAYOUT
• QUARTZ OR GRANITE COUNTERTOPS
• WHITE OR GRAY SHAKER CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Community pool; New construction builder warranty
• HOA & community: Community association (HOA); Community amenities include clubhouse, playground, and maintained green areas; Common area maintenance handled by the association

Exterior

• Parking: Attached garage with 2 garage spaces (main level)
• Utilities: Public water; Public sewer; Thermopane windows (energy-efficient)
• Home design: Two-story home; Slab foundation
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Patio; Automatic sprinkler system; Partial gutters; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Granite and quartz countertops; Painted cabinets; Microwave above the stove; Dishwasher; Garbage disposal; Free-standing smooth-surface range; Recessed lighting
• Bedrooms: Master suite on the second floor with double vanity, private bath, separate shower, walk-in closet, tray ceilings; Second-floor bedrooms with double vanities, shared baths, closets (some walk-in); Bedrooms feature carpeted floors
• Flooring: Luxury vinyl plank on main living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Second baths include double vanities and tub/shower combinations where noted
• Heating & cooling: Central heating; Central cooling; Split system HVAC
• Interior features: Garage opener; Smoke detector; Attic access; Recessed lighting throughout main living areas and bedrooms; Tankless water heater
• Laundry & utility: Laundry area located on the second floor; Heated laundry space

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $287k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (16.2% below list).
• Recommended offer: $241k (16.2% 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: Red Bank Elementary (math 36% / reading 45%, grade F, #286 of 597 statewide, top 49%, 568 students, 41% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL).
• Market conditions: Rents rising (+3.2%/yr); 564 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $9k 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 ($283k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $240,536 (16.2% 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 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 9.9

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-53,647
• Equity at exit: $42,778

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-54,110
• Equity at exit: $24,806

Cash invested: $80,332 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,405 high
• Mortgage (P&I): −$1,505
• Tax est. 1.5%: −$359 /mo · $4,304/yr
• Insurance: −$120
• HOA: −$40
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-122

Break-even live

Break-even rent $2,560

Max offer price $269,179

Occupancy floor —

Sensitivity live

Price	-10% $76	-5% $-23	+0% $-122	+5% $-222	+10% $-321
Rent	-10% $-312	-5% $-217	+0% $-122	+5% $-27	+10% $68
Rate	-1.0pp $22	-0.5pp $-49	base $-122	+0.5pp $-197	+1.0pp $-272

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: $71,725
• Closing costs: $8,607
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Dovefield Ln Lexington, SC	4.0	2.5	2022	$2,299	$1.14	24d	1	0.24mi
156 Secretariat St Lexington, SC	4.0	2.5	2591	$2,500	$0.96	15d	1	0.49mi
1607 Commendable Ct Lexington, SC	4.0	2.5	1783	$2,238	$1.26	24d	1	0.56mi
120 W Lake Dr Lexington, SC	3.0	2.0	1476	$1,880	$1.27	4d	1	0.74mi
140 Land of Lakes Cir Lexington, SC	3.0	2.0	1452	$1,925	$1.33	4d	1	0.79mi
449 Lady Liberty Way Lexington, SC	3.0	3.0	1635	$1,995	$1.22	24d	1	1.07mi
464 Lady Liberty Way Lexington, SC	4.0	2.5	2100	$2,150	$1.02	24d	1	1.09mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $286,900 Active 17 DOM
2. 2026-06-17
   days on market $286,900 Active 16 DOM
3. 2026-06-16
   days on market $286,900 Active 15 DOM
4. 2026-06-15
   days on market $286,900 Active 14 DOM
5. 2026-06-14
   days on market $286,900 Active 12 DOM
6. 2026-06-10
   days on market $286,900 Active 9 DOM
7. 2026-06-09
   days on market $286,900 Active 8 DOM
8. 2026-06-08
   days on market $286,900 Active 7 DOM
9. 2026-06-07
   days on market $286,900 Active 6 DOM
10. 2026-06-03
    days on market $286,900 Active 2 DOM
11. 2026-06-02
    days on marketlisting id $286,900 Active 1 DOM
12. 2026-05-31
    days on market $286,900 Active 87 DOM
13. 2026-05-18
    price $286,900
14. 2026-04-09
    price $285,900
15. 2026-04-03
    price $291,502
16. 2026-03-28
    price $290,502
17. 2026-03-05
    listed $289,400 Active
18. 2026-03-02
    historical
19. 2026-02-25
    price $289,400
20. 2025-12-31
    listed $288,400 Active

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

Taxation est. · year 1

• Rental income: $28,864
• − Mortgage interest: −$16,071
• − Property taxes: −$4,304
• − Insurance: −$1,434
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − HOA: −$480
• − Depreciation: −$8,346
• Taxable loss: −$6,389
• Est. tax savings @ 24.0%: +$1,533
• After-tax cash flow: $64/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It's move-in ready and would benefit from some minor updates to enhance its curb appeal and modernize the interior.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value
• Both Replace carpet in bedrooms — Carpet can be outdated and may need replacement for a more modern look
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value ↑
• Both Replace carpet in bedrooms — Carpet can be outdated and may need replacement for a more modern look ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• County: Lexington County · 232,571 people
• City population: 51,471
• 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

-0.5% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $286,900 Consolidated MLS
• 2026-04-09 Price Changed $285,900 Consolidated MLS
• 2026-04-03 Price Changed $291,502 Consolidated MLS
• 2026-03-28 Price Changed $290,502 Consolidated MLS
• 2026-03-05 Listed $289,400 Consolidated MLS
• 2026-03-02 Delisted — Consolidated MLS
• 2026-02-25 Price Changed $289,400 Consolidated MLS
• 2025-12-31 Listed $288,400 Consolidated MLS