769 Helmsman Ln · Lake Murray of Richland, SC 29036

$245,000

3 bd · 3.0 ba · 1,548 sqft · SingleFamily public records · 66 Days on market

Built 2016 3,484 sqft lot $52/mo HOA · 2% of rent ↓ 5% since listing

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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 +16.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +5.2/10.0
• Schools +4.5/10.0
• 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 home to this beautifully maintained, move-in ready property featuring a bright and open-concept layout perfect for modern living. The spacious living area flows seamlessly into the kitchen, offering a functional layout with ample cabinetry, stainless steel appliances, and a convenient bar-top for additional seating—ideal for entertaining or everyday use. The primary suite provides a relaxing retreat with generous space and natural light, while additional bedrooms are well-sized and versatile—perfect for guests, a home office, or growing needs. Each room has been thoughtfully refreshed and is filled with light, creating a warm and inviting feel throughout. The bathrooms a

Key facts

• 3,484 sq ft lot
• Garage
• Built 2016

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Two-story home; Slab foundation
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Approximately 0.08 acre lot

Interior

• Kitchen: Free-standing range; Luxury vinyl plank flooring
• Bedrooms: Master suite with double vanity, garden tub, private bath, and walk-in closet (master on second level); Second bedroom on second level with shared bath; Third bedroom on second level with shared bath
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms; One half bathroom; Two secondary full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Free-standing range; Luxury vinyl plank flooring in living room and kitchen
• Laundry & utility: Laundry located on second level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.

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: Lake Murray Elementary (math 78% / reading 82%, grade A+, #4 of 597 statewide, top 1%, 809 students, 18% FRL); Chapin High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 59% FRL vs 27% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 83% at this address vs 51% district-wide (+32 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,472 units permitted in Richland County in 2024 (1,096 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 $7k of value loss. Plan a longer hold.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($230k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.04% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 8.0

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-30,081
• Equity at exit: $36,530

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-13,415
• Equity at exit: $21,183

Cash invested: $68,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,544 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$422 /mo · $5,062/yr
• Insurance: −$102
• HOA: −$52
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $149

Break-even live

Break-even rent $2,355

Max offer price $245,000

Occupancy floor 89%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
756 Helmsman Ln Chapin, SC	4.0	2.5	1948	$2,450	$1.26	14d	1	0.03mi
339 Explorer Dr Chapin, SC	4.0	2.0	1740	$2,200	$1.26	3d	1	0.38mi
628 Willowood Pkwy Chapin, SC	4.0	2.0	2000	$2,760	$1.38	3d	1	0.70mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 17 events

1. 2026-06-18
   days on market $245,000 Active 66 DOM
2. 2026-06-17
   days on market $245,000 Active 65 DOM
3. 2026-06-16
   days on market $245,000 Active 64 DOM
4. 2026-06-15
   days on market $245,000 Active 63 DOM
5. 2026-06-14
   days on market $245,000 Active 61 DOM
6. 2026-06-13
   days on market $245,000 Active 60 DOM
7. 2026-06-10
   days on market $245,000 Active 58 DOM
8. 2026-06-09
   days on market $245,000 Active 57 DOM
9. 2026-06-08
   days on market $245,000 Active 56 DOM
10. 2026-06-07
    days on market $245,000 Active 55 DOM
11. 2026-06-03
    days on market $245,000 Active 51 DOM
12. 2026-06-03
    days on market $245,000 Active 50 DOM
13. 2026-06-01
    days on market $245,000 Active 49 DOM
14. 2026-05-31
    days on market $245,000 Active 48 DOM
15. 2026-05-06
    price $245,000
16. 2026-04-13
    listed $249,900 Active
17. 2025-01-09
    listed $259,000 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: $5,062 · $422/mo
• Projected year-2 tax: $5,062 · $422/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $30,525
• − Mortgage interest: −$13,724
• − Property taxes: −$5,062
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − HOA: −$624
• − Depreciation: −$7,127
• Taxable loss: −$2,121
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $2,295/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

• Census place: Lake Murray of Richland, SC
• 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 (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

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 · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

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

-5.4% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $245,000 Consolidated MLS
• 2026-04-13 Listed $249,900 Consolidated MLS
• 2025-01-09 Listed $259,000 Consolidated MLS

Property tax history

+3.5%/yr

Latest (2025): $5,062 · +0.7% YoY. Source: county tax records.