Savannah Plan · Lake Murray of Richland, SC 29036

$371,000

5 bd · 2.5 ba · 2,902 sqft · SingleFamily · 164 Days on market

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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 +13.7/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Savannah is a two-story home with five bedrooms and two-and-one-half bathrooms. Upon entering, you are greeted by a flex space that can be converted into a dining room with an optional coffered ceiling. The great room, with an optional fireplace, is open to the kitchen and eat-in. The kitchen has two layouts to choose from and the option to add a butlers pantry. The coveted first-floor primary suite includes a private bath with various shower and tub combinations. The primary bedroom has an optional boxed ceiling as well. A bench and cubbies can be added to the garage entry. Additional options include an enlarged covered porch or sunroom. A powder bath and laundry room complete the firs

Key facts

• Private bath
• Laundry room
• Butlers pantry

Tags

• GREAT ROOM
• BUTLERS PANTRY
• FIRST-FLOOR PRIMARY SUITE
• PRIVATE BATH
• ENLARGED COVERED PORCH
• LAUNDRY ROOM

Property features AI

Finance

• Other: Address: 327 Rising Stream Way, Chapin, SC 29036; Listing status: Active
• Financial info: List price $371,000

Exterior

• Home design: New construction plan; Model: Savannah
• Construction: Built as part of new construction inventory
• Exterior features: Living area approximately 2902

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Plan: Savannah

🏗️ New construction. The $371,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $365,652.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $371k.

Deal economics

• At list price, monthly cash flow is $29 ($351/yr) — positive.
• To cash-flow at today's rent, offer at most $370k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (12.8% below list).
• Recommended offer: $324k (12.8% 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: schools D, amenities F, commute 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.
• 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 $3k of loan paydown is wiped out by about $11k 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 164 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.

Recommended offer $323,569 (12.8% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $365,652
• 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	0.40mi	4/3.5 (-1)	3,108 (+7%)	18mo	$393,000	$126	46

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-57,339
• Equity at exit: $54,520

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-47,332
• Equity at exit: $31,615

Cash invested: $102,383 (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: 9.6×

Monthly cashflow live

• Estimated rent: $3,236 medium
• Mortgage (P&I): −$1,918
• Tax est. 1.5%: −$457 /mo · $5,485/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $29

Break-even live

Break-even rent $3,199

Max offer price $365,652

Occupancy floor 94%

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: $91,413
• Closing costs: $10,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Pine Log Run Chapin, SC	5.0	3.0	2588	$2,600	$1.00	11d	1	0.32mi
2019 Ludlow Pl Chapin, SC	5.0	3.5	3316	$2,990	$0.90	11d	1	0.57mi

Listing history 3 events

1. 2026-06-08
   days on market $371,000 Active 164 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $371,000 Active 163 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,828
• − Mortgage interest: −$20,482
• − Property taxes: −$5,485
• − Insurance: −$1,828
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − Depreciation: −$10,637
• Taxable loss: −$5,817
• Est. tax savings @ 24.0%: +$1,396
• After-tax cash flow: $1,747/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