419 Saylor Hall Ln · Lake Murray of Richland, SC 29036

$350,000

5 bd · 3.0 ba · 3,040 sqft · SingleFamily · 73 Days on market

Built 2023 6,969 sqft lot Est $383k · 9% under $43/mo HOA · 1% of rent ↓ 7% since listing

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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 +19.0/30.0
• ARV discount +11.4/15.0
• DSCR +6.0/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Bradley floor plan. This almost new , one owner, 5-bedroom, 3-bath home offers a perfect mix of comfort, style, and functionality. The main level features a bright and open layout with a formal dining room, a spacious kitchen with designer staggered cabinets, granite countertops, and stainless Energy Star appliances, and a living room anchored by a cozy fireplace. A guest bedroom and full bath on the first floor provide ideal space for visitors or a home office. Upstairs, the expansive loft offers a flexible second living area. The luxurious owner’s suite includes his & her walk-in closets and a spa-like bath with a granite-topped vanity, soaking tub, and separate

Key facts

• Formal dining room
• Spacious kitchen
• Cozy fireplace

Tags

• FORMAL DINING ROOM
• SPACIOUS KITCHEN
• DESIGNER STAGGERED CABINETS
• GRANITE COUNTERTOPS
• COZY FIREPLACE
• GUEST BEDROOM

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer (also listed as 'Lett System'); Public power
• Home design: Two-story home; Slab foundation
• Construction: Stone and vinyl exterior finish
• Exterior features: Covered front porch; Covered back porch; Screened back porch; Automatic sprinkler system; Rear wood fencing

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Painted cabinets; Quartz countertops; Tiled backsplash; Recessed lighting
• Bedrooms: Master suite on second floor with double vanity, garden tub, separate shower, private bath, walk-in closet, box ceilings, ceiling fan; carpet and vinyl flooring noted; Secondary bedrooms on second floor with ceiling fans, private closets and carpeted floors; shared baths and tub/shower combinations; Fifth bedroom on main level with private bath, tub/shower, ceiling fan and closet
• Flooring: Luxury vinyl plank flooring in great room and kitchen; Carpet in bedrooms; Vinyl flooring in master bedroom area
• Bathrooms: Three full bathrooms total; Main-level full bathroom (1); Two full bathrooms on second level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace with insert; Recessed lighting throughout main living areas; Ceiling fans in great room and bedrooms; Formal living room on main level; Great room with fireplace and luxury vinyl plank floors; Second-floor additional living/other room
• Laundry & utility: Tankless water heater; Disposal

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/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 $327k (6.6% below list).
• Recommended offer: $327k (6.6% 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 34% 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 73 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Recommended offer $326,847 (6.6% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 7% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.93% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $383,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
359 Sycamore Crest Way	0.56mi	4/3.5 (-1)	3,108 (+2%)	18mo	$393,000	$126	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-33,427
• Equity at exit: $52,186

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $669
• 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: 8.9×

Monthly cashflow live

• Estimated rent: $3,268 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$191 /mo · $2,292/yr
• Insurance: −$146
• HOA: −$43
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $367

Break-even live

Break-even rent $2,804

Max offer price $350,000

Occupancy floor 84%

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
2019 Ludlow Pl Chapin, SC	5.0	3.5	3316	$2,990	$0.90	11d	1	0.45mi
425 Pine Log Run Chapin, SC	5.0	3.0	2588	$2,600	$1.00	11d	1	0.45mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 22 events

1. 2026-06-18
   days on market $350,000 Active 73 DOM
2. 2026-06-17
   days on market $350,000 Active 72 DOM
3. 2026-06-16
   days on market $350,000 Active 71 DOM
4. 2026-06-15
   days on market $350,000 Active 70 DOM
5. 2026-06-14
   days on market $350,000 Active 68 DOM
6. 2026-06-13
   days on market $350,000 Active 67 DOM
7. 2026-06-10
   days on market $350,000 Active 65 DOM
8. 2026-06-09
   days on market $350,000 Active 64 DOM
9. 2026-06-08
   days on market $350,000 Active 63 DOM
10. 2026-06-07
    days on market $350,000 Active 62 DOM
11. 2026-06-03
    days on market $350,000 Active 58 DOM
12. 2026-06-03
    days on market $350,000 Active 57 DOM
13. 2026-06-01
    days on market $350,000 Active 56 DOM
14. 2026-05-31
    days on market $350,000 Active 55 DOM
15. 2026-04-09
    status Active
16. 2026-03-06
    status Active
17. 2026-03-05
    historical Active - Contingent
18. 2026-03-02
    listed $350,000 Active
19. 2025-10-18
    price $350,000
20. 2025-08-09
    listed $362,500 Active
21. 2023-01-04
    price $370,859
22. 2023-01-04
    listed $377,755 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: $2,292 · $191/mo
• Projected year-2 tax: $2,292 · $191/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $39,222
• − Mortgage interest: −$19,605
• − Property taxes: −$2,292
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,138
• − Management: −$3,138
• − HOA: −$516
• − Depreciation: −$10,182
• Taxable loss: −$1,399
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $4,738/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

-7.3% since first listed

8 events — show timeline

• 2026-04-09 Relisted — Consolidated MLS
• 2026-03-06 Relisted — Consolidated MLS
• 2026-03-05 Contingent — Consolidated MLS
• 2026-03-02 Listed $350,000 Consolidated MLS
• 2025-10-18 Price Changed $350,000 Consolidated MLS
• 2025-08-09 Listed $362,500 Consolidated MLS
• 2023-01-04 Price Changed $370,859 Consolidated MLS
• 2023-01-04 Listed $377,755 Consolidated MLS