357 Summer Creek Dr · Pine Ridge, SC 29172

$282,500

5 bd · 3.0 ba · 2,264 sqft · SingleFamily public records · 483 Days on market

Built 2020 6,969 sqft lot Est $303k · 7% under $25/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).

• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.1/10.0

Listing remarks

Beautiful, well kept, 5 BR, 3 bath home featuring open floor plan. This floorplan is the epitome of “Open Concept” with a spacious kitchen with plenty of cabinets, a LARGE island and open dining area! Luxury Vinyl Plank Flooring? Yes, it is included in the Foyer, the Kitchen, the Breakfast area, Living Room, Garage Entry and all bathrooms and Laundry!! Thinking about getting cozy by the fire? With a flick of a switch, you have a warm, inviting fire going! There is also a 5th Bedroom/Office on the Main plus full bath for guests. At the top of the stairs is a large loft area. The master suite with Vaulted ceiling has his & hers closets and features French doors opening to a

Key facts

• Open concept kitchen
• Smart home features
• 6,969 sq ft lot

Tags

• OPEN CONCEPT KITCHEN
• FRENCH DOORS IN MASTER BATH
• SMART HOME FEATURES

Property features AI

Finance

• HOA & community: Homeowner association present; Association covers common area maintenance, street light maintenance, and green area upkeep

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public sewer; Public water
• Home design: Two-story home; Built on a slab foundation
• Construction: Slab foundation
• Exterior features: Stone and vinyl exterior; Full yard fencing; Paved road access; Public water

Interior

• Kitchen: Granite tile countertops; Recessed lighting
• Bedrooms: Master suite with French doors, garden tub, separate shower, private bath, separate water closet, walk-in closet, vaulted ceilings, and ceiling fan (located on the second floor)
• Flooring: Luxury vinyl plank flooring in living room
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Garage opener; Pull-down attic access; One fireplace
• Laundry & utility: Laundry area on the second floor

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (38.7% below list).
• Recommended offer: $173k (38.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.9% in Pine Ridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#116 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Herbert A. Wood Elementary (math 26% / reading 28%, grade F, #421 of 597 statewide, top 73%, 967 students, 100% FRL); Airport High (math 40% / reading 79%, grade C+, #110 of 196 statewide, top 58%, 1,428 students, 84% FRL) — zoned schools average 92% FRL vs 59% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 56 active listings in the ZIP; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 483 days — a 12% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,045 (38.7% 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 483 days. Have you received any prior offers? Is the seller open to a 39% 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 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?
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: 0.61% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.37%
• DSCR: 0.76
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $303,376
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
779 Lansford Bay Dr	0.24mi	5/3.0	2,161 (-4%)	2mo	$290,000	$134	79

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.66×
• Total profit: $131,202
• Equity at exit: $254,498

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $403,861
• Equity at exit: $548,835

Cash invested: $79,100 (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 29172

• Home prices YoY: 14.4%
• Active inventory: 56
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$1,481
• Tax from tax record: −$97 /mo · $1,161/yr
• Insurance: −$118
• HOA: −$25
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-354

Break-even live

Break-even rent $2,178

Max offer price $219,985

Occupancy floor —

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: $70,625
• Closing costs: $8,475
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 24 events

1. 2026-06-10
   days on market $282,500 Active 483 DOM
2. 2026-06-09
   days on market $282,500 Active 482 DOM
3. 2026-06-08
   days on market $282,500 Active 481 DOM
4. 2026-06-07
   days on market $282,500 Active 480 DOM
5. 2026-06-05
   days on market $282,500 Active 477 DOM
6. 2026-06-03
   days on market $282,500 Active 476 DOM
7. 2026-06-03
   days on market $282,500 Active 475 DOM
8. 2026-06-02
   days on market $282,500 Active 474 DOM
9. 2026-05-31
   days on market $282,500 Active 473 DOM
10. 2026-01-28
    price $282,500
11. 2025-11-05
    price $283,000
12. 2025-10-03
    price $285,000
13. 2025-08-11
    status Active
14. 2025-04-21
    status Pending
15. 2025-04-13
    price $288,000
16. 2025-02-18
    price $288,450
17. 2025-02-02
    price $288,499
18. 2025-01-24
    price $288,500
19. 2025-01-04
    price $288,900
20. 2024-12-05
    price $289,000
21. 2024-11-13
    price $289,500
22. 2024-10-23
    listed $290,000 Active
23. 2020-05-20
    historical
24. 2020-03-24
    listed $200,600 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: $1,161 · $97/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$449/yr (+$37/mo · 38.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $20,765
• − Mortgage interest: −$15,824
• − Property taxes: −$1,161
• − Insurance: −$1,412
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − HOA: −$300
• − Depreciation: −$8,218
• Taxable loss: −$9,473
• Est. tax savings @ 24.0%: +$2,274
• After-tax cash flow: $-1,973/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 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — Pine Ridge

• Score: 66/100
• State rank: #116
• US rank: #11691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,354

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 60% Black 29% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Serbian 7% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▲ 45.94%
• Current HPI: 364.73
• Rent YoY: —
• Metro: —
• 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

+40.8% since first listed

15 events — show timeline

• 2026-01-28 Price Changed $282,500 Consolidated MLS
• 2025-11-05 Price Changed $283,000 Consolidated MLS
• 2025-10-03 Price Changed $285,000 Consolidated MLS
• 2025-08-11 Relisted — Consolidated MLS
• 2025-04-21 Pending — Consolidated MLS
• 2025-04-13 Price Changed $288,000 Consolidated MLS
• 2025-02-18 Price Changed $288,450 Consolidated MLS
• 2025-02-02 Price Changed $288,499 Consolidated MLS
• 2025-01-24 Price Changed $288,500 Consolidated MLS
• 2025-01-04 Price Changed $288,900 Consolidated MLS
• 2024-12-05 Price Changed $289,000 Consolidated MLS
• 2024-11-13 Price Changed $289,500 Consolidated MLS
• 2024-10-23 Listed $290,000 Consolidated MLS
• 2020-05-20 Delisted — Consolidated MLS
• 2020-03-24 Listed $200,600 Consolidated MLS

Property tax history

+123.5%/yr

Latest (2024): $1,161 · +3.3% YoY. Source: county tax records.