260 Eagle Pointe Dr · Lake Murray of Richland, SC 29036

$350,000

4 bd · 2.5 ba · 2,512 sqft · SingleFamily public records · 37 Days on market

Built 2015 10,018 sqft lot $31/mo HOA · 1% 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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.5/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover tranquility at 260 Eagle Pointe Drive. This serene, move-in ready home is ideally located within the Eagle Pointe community, accessed off a quiet dead-end road with minimal through traffic. This five-bedroom, three-and-a-half-bathroom home offers a balanced blend of privacy and everyday convenience, just minutes from downtown Chapin and the Hilton boat launch on Lake Murray. Ideally situated within approximately 10 minutes of a public boat ramp, grocery stores, parks, and local amenities, the setting provides a peaceful retreat while remaining close to it all. The home sits on a 10,019 sq ft lot backing to wooded acreage, creating a tranquil backdrop and added privacy beyond the fe

Key facts

• Newer double decks
• Fenced yard
• Quiet dead-end road

Tags

• EAGLE POINTE COMMUNITY
• QUIET DEAD-END ROAD
• BACKING TO WOODED ACREAGE
• FENCED YARD
• OPEN KITCHEN AND LIVING AREAS
• NEWER DOUBLE DECKS

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Wood privacy fence; Paved road access

Interior

• Kitchen: Granite countertops; Tiled backsplash; Pantry; Kitchen bar; Hardwood floor in kitchen
• Bedrooms: Master bedroom on second level with garden tub and hardwood floors; One bedroom on main level; Remaining bedrooms located on second level
• Flooring: Hardwood floors in primary living spaces and formal dining
• Bathrooms: Three full bathrooms; One partial bathroom; Main level has one full bath and one half bath
• Heating & cooling: Central cooling; Zoned cooling and heating; Gas heating on first level
• Interior features: One gas log fireplace; Hardwood floors in living areas and master bedroom; Tray ceilings in the master bedroom; Formal dining room with molding
• Laundry & utility: Electric laundry hook-ups on second level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/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 $294k (16.0% below list).
• Recommended offer: $294k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#102 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chapin Elementary (math 53% / reading 51%, grade C-, #145 of 597 statewide, top 26%, 790 students, 34% FRL); Chapin High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 69% at this address vs 51% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Lexington 05 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 434 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($114k/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 $10k 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 37 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago 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.
• Current owner paid $220k; list at $350k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $294,005 (16.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 D-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. 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: 0.84% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 9.9

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-42,172
• Equity at exit: $52,186

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-18,430
• Equity at exit: $30,262

Cash invested: $98,000 (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 29036

• Active inventory: 434
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,940 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$146
• HOA: −$31
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $231

Break-even live

Break-even rent $2,648

Max offer price $350,000

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Walkbridge Way Chapin, SC	4.0	3.0	2041	$2,500	$1.22	2d	1	0.94mi
1433 Tamarind Ln Chapin, SC	5.0	3.0	2317	$2,595	$1.12	21d	1	1.35mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 12 events

1. 2026-05-12
   historical Active - Contingent
2. 2026-04-22
   listed $350,000 Active
3. 2026-04-21
   historical
4. 2026-03-06
   listed $360,000 Active
5. 2026-02-19
   listed $360,000 Active
6. 2025-09-25
   price $350,000
7. 2025-08-12
   price $355,000
8. 2025-07-24
   listed $364,500 Active
9. 2020-09-24
   soldstatus $220,000
10. 2020-08-23
    historical
11. 2020-08-15
    listed $219,900 Active
12. 2018-07-10
    soldstatus $214,900

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$1,040/yr (+$87/mo · 108.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,281
• − Mortgage interest: −$19,605
• − Property taxes: −$955
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,822
• − Management: −$2,822
• − HOA: −$372
• − Depreciation: −$10,182
• Taxable loss: −$3,228
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $3,544/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 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 of 80 in SC

Livability — Lake Murray of Richland

• Score: 67/100
• State rank: #102
• US rank: #10903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 179
• Metro: Columbia, SC
• Population (ZIP): 26,620
• Household income: $113,986
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 212.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Slovak 4% Italian 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Korean 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: ▼ -134.76%
• Current HPI: 248.3807
• Rent YoY: —
• 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

+62.9% since first listed

12 events — show timeline

• 2026-05-12 Contingent — Consolidated MLS
• 2026-04-22 Listed $350,000 Consolidated MLS
• 2026-04-21 Delisted — Consolidated MLS
• 2026-03-06 Listed $360,000 Consolidated MLS
• 2026-02-19 Listed $360,000 Consolidated MLS
• 2025-09-25 Price Changed $350,000 Consolidated MLS
• 2025-08-12 Price Changed $355,000 Consolidated MLS
• 2025-07-24 Listed $364,500 Consolidated MLS
• 2020-09-24 Sold (Public Records) $220,000 Public Records
• 2020-08-23 Delisted — Consolidated MLS
• 2020-08-15 Listed $219,900 Consolidated MLS
• 2018-07-10 Sold (Public Records) $214,900 Public Records

Property tax history

+31.7%/yr

Latest (2024): $955 · -28.5% YoY. Source: county tax records.