491 Sandy Springs Ln · Red Bank, SC 29073

$248,500

4 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 121 Days on market

Built 2021 0.81 ac lot

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this almost new 2021 model home this spacious 4 bedroom 2 bath home conveniently located in Lexington County just off Platt Springs Road. It rests in a quiet neighborhood and sits on a spacious . 8 acre lot. With over 1900 square feet of livable space, this home boasts a desirable floor plan with the master bedroom and ensuite bathroom on one side of the house, and the additional bedrooms and hall bathroom on the other. The open concept kitchen provides for a very spacious feel and has brand new granite counter tops. There are also brand-new granite vanities in both bathrooms. The floors were installed in 2025, and the home has a brand-new HVAC unit and kitchen appliances. With this much space, the perfect layout, expansive backyard, and great location, this one won’t last long so book your showing today. This home is eligible for financing through a USDA loan. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.81 acre lot
• Built 2021
• Listed 121 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system installed
• Home design: Manufactured doublewide single-family home; One story; Crawl space foundation
• Construction: Manufactured construction; Vinyl exterior
• Exterior features: Approximately 0.81-acre lot; Elevation around 1500 ft; Road access includes dirt and paved surfaces; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air; Dishwasher; Electric oven; Electric range; Refrigerator; One main-level room (room count listed as 1)
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/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 $219k (11.9% below list).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#121 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment C-, crime D+, amenities 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: Saxe Gotha Elementary (math 35% / reading 40%, grade F, #311 of 597 statewide, top 53%, 686 students, 100% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL) — zoned schools average 73% FRL vs 30% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 563 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 34% of the median local income ($77k/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 $7k 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 121 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 3 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, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.88% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-23,194
• Equity at exit: $37,052

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,956
• Equity at exit: $21,486

Cash invested: $69,580 (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 29073

• Home prices YoY: -19.1%
• Rents YoY: 3.2%
• Active inventory: 563
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$1,303
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $262

Break-even live

Break-even rent $1,858

Max offer price $248,500

Occupancy floor 83%

Sensitivity live

Price	-10% $402	-5% $332	+0% $262	+5% $191	+10% $121
Rent	-10% $89	-5% $175	+0% $262	+5% $348	+10% $435
Rate	-1.0pp $387	-0.5pp $325	base $262	+0.5pp $197	+1.0pp $132

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: $62,125
• Closing costs: $7,455
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Land of Lakes Cir Lexington, SC	3.0	2.0	1452	$1,925	$1.33	4d	1	1.15mi
120 W Lake Dr Lexington, SC	3.0	2.0	1476	$1,880	$1.27	4d	1	1.21mi
212 Pin Oak Dr Lexington, SC	3.0	2.0	1349	$1,710	$1.27	15d	1	1.21mi
128 S Wrenwood Dr Lexington, SC	3.0	2.0	1250	$1,695	$1.36	24d	1	1.27mi
847 Dovefield Ln Lexington, SC	3.0	2.0	1302	$1,850	$1.42	15d	1	1.29mi
919 Dovefield Ln Lexington, SC	4.0	2.5	2022	$2,299	$1.14	24d	1	1.36mi

Listing history 26 events

1. 2026-06-18
   days on market $248,500 Active 121 DOM
2. 2026-06-17
   days on market $248,500 Active 120 DOM
3. 2026-06-16
   days on market $248,500 Active 119 DOM
4. 2026-06-15
   days on market $248,500 Active 118 DOM
5. 2026-06-14
   days on market $248,500 Active 116 DOM
6. 2026-06-10
   days on market $248,500 Active 113 DOM
7. 2026-06-09
   days on market $248,500 Active 112 DOM
8. 2026-06-08
   days on market $248,500 Active 111 DOM
9. 2026-06-07
   days on market $248,500 Active 110 DOM
10. 2026-06-03
    days on market $248,500 Active 106 DOM
11. 2026-06-03
    days on market $248,500 Active 105 DOM
12. 2026-06-02
    days on market $248,500 Active 104 DOM
13. 2026-05-31
    days on market $248,500 Active 103 DOM
14. 2026-05-16
    price $239,900 994-char remark

    Show marketing remark (994 chars)

    Welcome to this almost new 2021 model home this spacious 4 bedroom 2 bath home conveniently located in Lexington County just off Platt Springs Road. It rests in a quiet neighborhood and sits on a spacious . 8 acre lot. With over 1900 square feet of livable space, this home boasts a desirable floor plan with the master bedroom and ensuite bathroom on one side of the house, and the additional bedrooms and hall bathroom on the other. The open concept kitchen provides for a very spacious feel and has brand new granite counter tops. There are also brand-new granite vanities in both bathrooms. The floors were installed in 2025, and the home has a brand-new HVAC unit and kitchen appliances. With this much space, the perfect layout, expansive backyard, and great location, this one won’t last long so book your showing today. This home is eligible for financing through a USDA loan. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

15. 2026-05-08
    price $244,900 994-char remark

    Show marketing remark (994 chars)

    Welcome to this almost new 2021 model home this spacious 4 bedroom 2 bath home conveniently located in Lexington County just off Platt Springs Road. It rests in a quiet neighborhood and sits on a spacious . 8 acre lot. With over 1900 square feet of livable space, this home boasts a desirable floor plan with the master bedroom and ensuite bathroom on one side of the house, and the additional bedrooms and hall bathroom on the other. The open concept kitchen provides for a very spacious feel and has brand new granite counter tops. There are also brand-new granite vanities in both bathrooms. The floors were installed in 2025, and the home has a brand-new HVAC unit and kitchen appliances. With this much space, the perfect layout, expansive backyard, and great location, this one won’t last long so book your showing today. This home is eligible for financing through a USDA loan. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

16. 2026-04-23
    price $248,500

    Show marketing remark (994 chars)

    Welcome to this almost new 2021 model home this spacious 4 bedroom 2 bath home conveniently located in Lexington County just off Platt Springs Road. It rests in a quiet neighborhood and sits on a spacious . 8 acre lot. With over 1900 square feet of livable space, this home boasts a desirable floor plan with the master bedroom and ensuite bathroom on one side of the house, and the additional bedrooms and hall bathroom on the other. The open concept kitchen provides for a very spacious feel and has brand new granite counter tops. There are also brand-new granite vanities in both bathrooms. The floors were installed in 2025, and the home has a brand-new HVAC unit and kitchen appliances. With this much space, the perfect layout, expansive backyard, and great location, this one won’t last long so book your showing today. This home is eligible for financing through a USDA loan. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

17. 2026-04-23
    price $248,500 994-char remark

    Show marketing remark (994 chars)

    Welcome to this almost new 2021 model home this spacious 4 bedroom 2 bath home conveniently located in Lexington County just off Platt Springs Road. It rests in a quiet neighborhood and sits on a spacious . 8 acre lot. With over 1900 square feet of livable space, this home boasts a desirable floor plan with the master bedroom and ensuite bathroom on one side of the house, and the additional bedrooms and hall bathroom on the other. The open concept kitchen provides for a very spacious feel and has brand new granite counter tops. There are also brand-new granite vanities in both bathrooms. The floors were installed in 2025, and the home has a brand-new HVAC unit and kitchen appliances. With this much space, the perfect layout, expansive backyard, and great location, this one won’t last long so book your showing today. This home is eligible for financing through a USDA loan. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

18. 2026-04-16
    price $248,900 994-char remark

    Show marketing remark (994 chars)

    Welcome to this almost new 2021 model home this spacious 4 bedroom 2 bath home conveniently located in Lexington County just off Platt Springs Road. It rests in a quiet neighborhood and sits on a spacious . 8 acre lot. With over 1900 square feet of livable space, this home boasts a desirable floor plan with the master bedroom and ensuite bathroom on one side of the house, and the additional bedrooms and hall bathroom on the other. The open concept kitchen provides for a very spacious feel and has brand new granite counter tops. There are also brand-new granite vanities in both bathrooms. The floors were installed in 2025, and the home has a brand-new HVAC unit and kitchen appliances. With this much space, the perfect layout, expansive backyard, and great location, this one won’t last long so book your showing today. This home is eligible for financing through a USDA loan. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

19. 2026-04-04
    price $249,000 994-char remark

    Show marketing remark (994 chars)

    Welcome to this almost new 2021 model home this spacious 4 bedroom 2 bath home conveniently located in Lexington County just off Platt Springs Road. It rests in a quiet neighborhood and sits on a spacious . 8 acre lot. With over 1900 square feet of livable space, this home boasts a desirable floor plan with the master bedroom and ensuite bathroom on one side of the house, and the additional bedrooms and hall bathroom on the other. The open concept kitchen provides for a very spacious feel and has brand new granite counter tops. There are also brand-new granite vanities in both bathrooms. The floors were installed in 2025, and the home has a brand-new HVAC unit and kitchen appliances. With this much space, the perfect layout, expansive backyard, and great location, this one won’t last long so book your showing today. This home is eligible for financing through a USDA loan. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

20. 2026-03-10
    price $249,500 994-char remark

    Show marketing remark (994 chars)

    Welcome to this almost new 2021 model home this spacious 4 bedroom 2 bath home conveniently located in Lexington County just off Platt Springs Road. It rests in a quiet neighborhood and sits on a spacious . 8 acre lot. With over 1900 square feet of livable space, this home boasts a desirable floor plan with the master bedroom and ensuite bathroom on one side of the house, and the additional bedrooms and hall bathroom on the other. The open concept kitchen provides for a very spacious feel and has brand new granite counter tops. There are also brand-new granite vanities in both bathrooms. The floors were installed in 2025, and the home has a brand-new HVAC unit and kitchen appliances. With this much space, the perfect layout, expansive backyard, and great location, this one won’t last long so book your showing today. This home is eligible for financing through a USDA loan. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

21. 2026-03-10
    price $249,500

    Show marketing remark (994 chars)

    Welcome to this almost new 2021 model home this spacious 4 bedroom 2 bath home conveniently located in Lexington County just off Platt Springs Road. It rests in a quiet neighborhood and sits on a spacious . 8 acre lot. With over 1900 square feet of livable space, this home boasts a desirable floor plan with the master bedroom and ensuite bathroom on one side of the house, and the additional bedrooms and hall bathroom on the other. The open concept kitchen provides for a very spacious feel and has brand new granite counter tops. There are also brand-new granite vanities in both bathrooms. The floors were installed in 2025, and the home has a brand-new HVAC unit and kitchen appliances. With this much space, the perfect layout, expansive backyard, and great location, this one won’t last long so book your showing today. This home is eligible for financing through a USDA loan. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

22. 2026-02-17
    listed $249,900 Active
23. 2026-01-22
    listed $249,900 Active 994-char remark

    Show marketing remark (994 chars)

    Welcome to this almost new 2021 model home this spacious 4 bedroom 2 bath home conveniently located in Lexington County just off Platt Springs Road. It rests in a quiet neighborhood and sits on a spacious . 8 acre lot. With over 1900 square feet of livable space, this home boasts a desirable floor plan with the master bedroom and ensuite bathroom on one side of the house, and the additional bedrooms and hall bathroom on the other. The open concept kitchen provides for a very spacious feel and has brand new granite counter tops. There are also brand-new granite vanities in both bathrooms. The floors were installed in 2025, and the home has a brand-new HVAC unit and kitchen appliances. With this much space, the perfect layout, expansive backyard, and great location, this one won’t last long so book your showing today. This home is eligible for financing through a USDA loan. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

24. 2025-10-23
    status Pending
25. 2025-10-08
    historical Active - Contingent
26. 2025-10-06
    listed $179,900 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: $734 · $61/mo
• Projected year-2 tax: $1,416 · $118/mo
• Expected delta: +$683/yr (+$57/mo · 93.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $26,271
• − Mortgage interest: −$13,920
• − Property taxes: −$734
• − Insurance: −$1,242
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$7,229
• Taxable loss: −$1,058
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $3,394/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 01
• NCES district ID: 4502700
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $61,298
• Composite: 41.75/100
• National rank: #3399
• State rank: #11 of 80 in SC

Livability — Red Bank

• Score: 66/100
• State rank: #121
• US rank: #11985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Bank, SC
• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 53,156
• Household income: $77,229
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 935.0

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 (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 5% Other Indo-European 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: ▼ -59.20%
• Current HPI: 249.8957
• Rent YoY: ▲ 3.24%
• 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

+33.4% since first listed

13 events — show timeline

• 2026-05-16 Price Changed $239,900 Consolidated MLS
• 2026-05-08 Price Changed $244,900 Consolidated MLS
• 2026-04-23 Price Changed $248,500 CANOPYMLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $248,500 Consolidated MLS
• 2026-04-16 Price Changed $248,900 Consolidated MLS
• 2026-04-04 Price Changed $249,000 Consolidated MLS
• 2026-03-10 Price Changed $249,500 Consolidated MLS
• 2026-03-10 Price Changed $249,500 CANOPYMLS as Distributed by MLS Grid
• 2026-02-17 Listed $249,900 CANOPYMLS as Distributed by MLS Grid
• 2026-01-22 Listed $249,900 Consolidated MLS
• 2025-10-23 Pending — Consolidated MLS
• 2025-10-08 Contingent — Consolidated MLS
• 2025-10-06 Listed $179,900 Consolidated MLS

Property tax history

-0.9%/yr

Latest (2024): $734 · +0.9% YoY. Source: county tax records.