3 bd · 2.5 ba ·
1,889 sqft ·
Built 2015
· SingleFamily
· Active
· 61 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,121/mo
Mortgage (P&I)
−$1,468
Tax + insurance
−$229
HOA
−$32
Vac / Maint / Mgmt
−$445
Net cashflow
$-54/mo
Annual
$-647/yr
Cap rate
6.06%
Cash-on-cash
-0.82%
DSCR
0.96
1% rule
0.76%
Cash to close
$78,400
Investor read
This is a 3-bed/2.5-bath single-family listed at $280k.
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).
It's been on market 61 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $212k (24.3% below list) — sets the bar for 1% rule.
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.
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 26d 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).
Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
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.
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.
Questions for listing agent
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?
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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
CashFlowRE · CFR-TVBTSXDW5TK1YZ
· Data 2 weeks agocashflowre.app · 2026-05-29