176 Bonhomme Cir · Lexington, SC 29072

$280,000

3 bd · 2.5 ba · 1,889 sqft · SingleFamily public records · 61 Days on market

Built 2015 3,920 sqft lot $32/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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• Rent growth +3.3/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is the kind of home that just feels right the second you walk in. Bright, open, and filled with natural light. The main floor features 9 ft ceilings and a beautifully designed kitchen that flows seamlessly into the main living room. The kitchen is light and airy with granite countertops, stainless steel appliances, and a large island you’ll actually use. You will love spending time here. Upstairs, you'll find a versatile loft gives you that extra space for a second living area, office, or play area. The primary suite, located on the opposite side of additional bedrooms, offers a spacious walk-in closet, double vanity, and private water closet. Out back is where this home really s

Key facts

• Walk-in closet
• Large island
• Granite countertops

Tags

• 9 FT CEILINGS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• VERSATILE LOFT
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with fees covering common area maintenance

Exterior

• Parking: Attached garage on main level with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Covered front porch; Covered back porch; Patio; Sprinkler system; Privacy wood fence in rear

Interior

• Kitchen: Eat-in kitchen with island and pantry; Granite countertops and tiled backsplash; Recessed lighting; Dishwasher; Disposal; Microwave (above stove); Free-standing smooth-surface range
• Bedrooms: Master bedroom on second floor with double vanity, garden tub, separate shower, private bath, separate water closet, walk-in closet, carpet and tile flooring; Second bedroom on second floor with shared bath, garden tub, ceiling fan, private closet, carpet and tile flooring; Third bedroom on second floor with shared bath, tub/shower, ceiling fan, private closet, carpet and tile flooring
• Flooring: Luxury vinyl plank in great room and kitchen; Carpet and tile in bedrooms and master bath
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic storage with attic access; Garage opener; Ceiling fans in master, bedrooms and great room; Loft
• Laundry & utility: Heated laundry space on second floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-54 ($-647/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (24.3% below list).
• Recommended offer: $212k (24.3% 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: Pleasant Hill Elementary (math 57% / reading 61%, grade B-, #93 of 597 statewide, top 16%, 898 students, 14% FRL); Pleasant Hill Middle (math 50% / reading 58%, grade B-, #27 of 229 statewide, top 12%, 748 students, 21% FRL); Lexington High (math 69% / reading 92%, grade A, #23 of 196 statewide, top 11%, 2,410 students, 17% FRL).
• Zoned-school proficiency averages 64% at this address vs 48% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Lexington 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.2%/yr); 714 active listings in the ZIP; 5 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).

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 61 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $212,071 (24.3% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-48,407
• Equity at exit: $41,749

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-44,928
• Equity at exit: $24,209

Cash invested: $78,400 (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: 714
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$112 /mo · $1,347/yr
• Insurance: −$117
• HOA: −$32
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-54

Break-even live

Break-even rent $2,189

Max offer price $270,479

Occupancy floor 98%

Sensitivity live

Price	-10% $105	-5% $25	+0% $-54	+5% $-133	+10% $-212
Rent	-10% $-221	-5% $-138	+0% $-54	+5% $30	+10% $114
Rate	-1.0pp $87	-0.5pp $17	base $-54	+0.5pp $-126	+1.0pp $-200

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Luna Trl Lexington, SC	3.0	3.0	2585	$2,550	$0.99	25d	1	0.82mi
421 Hosea Ct Lexington, SC	3.0	2.5	1861	$1,950	$1.05	5d	1	1.03mi
409 Hosea Ct Lexington, SC	3.0	2.5	1861	$2,095	$1.13	25d	1	1.04mi
142 Jeremiah Rd Lexington, SC	3.0	2.0	2094	$2,133	$1.02	25d	1	1.10mi
141 Whitton Ct Lexington, SC	3.0	2.5	1910	$2,045	$1.07	25d	1	1.48mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: water

Listing history 16 events

1. 2026-06-03
   days on market $280,000 Active 61 DOM
2. 2026-06-03
   days on market $280,000 Active 60 DOM
3. 2026-06-02
   days on market $280,000 Active 59 DOM
4. 2026-05-31
   days on market $280,000 Active 58 DOM
5. 2026-05-12
   price $280,000
6. 2026-04-03
   listed $285,000 Active
7. 2025-06-24
   soldstatus $268,000
8. 2025-05-21
   status Pending
9. 2025-05-01
   listed $274,900 Active
10. 2025-05-01
    historical
11. 2025-03-14
    price $276,900
12. 2025-02-06
    price $279,900
13. 2024-12-31
    listed $281,900 Active
14. 2021-11-04
    soldstatus $225,500
15. 2021-08-29
    historical
16. 2021-08-27
    listed $239,900 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: $1,347 · $112/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$249/yr (+$21/mo · 18.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $25,449
• − Mortgage interest: −$15,684
• − Property taxes: −$1,347
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − HOA: −$384
• − Depreciation: −$8,145
• Taxable loss: −$5,584
• Est. tax savings @ 24.0%: +$1,340
• After-tax cash flow: $693/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

• 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

+16.7% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $280,000 Consolidated MLS
• 2026-04-03 Listed $285,000 Consolidated MLS
• 2025-06-24 Sold (Public Records) $268,000 Public Records
• 2025-05-21 Pending — Consolidated MLS
• 2025-05-01 Listed $274,900 Consolidated MLS
• 2025-05-01 Delisted — Consolidated MLS
• 2025-03-14 Price Changed $276,900 Consolidated MLS
• 2025-02-06 Price Changed $279,900 Consolidated MLS
• 2024-12-31 Listed $281,900 Consolidated MLS
• 2021-11-04 Sold (Public Records) $225,500 Public Records
• 2021-08-29 Delisted — Consolidated MLS
• 2021-08-27 Listed $239,900 Consolidated MLS

Property tax history

+5.6%/yr

Latest (2024): $1,347 · +4.4% YoY. Source: county tax records.