801 Kimsey Dr · Lake Murray of Richland, SC 29036

$345,900

4 bd · 3.0 ba · 2,460 sqft · SingleFamily public records · 47 Days on market

Built 2015 6,969 sqft lot $48/mo HOA · 2% 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).

• Cash flow +11.5/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2-Story Home in Westcott Ridge that is Move-In Ready!Welcome to this charming two-story residence with neutral paint, gleaming hardwood floors, and an abundance of natural light throughout. Situated on a spacious lot with a private backyard, this well-maintained home offers the perfect blend of comfort, style, and functionality for families. Gather in the open kitchen with family and friends while music plays from the in-ceiling speakers. Multiple generously sized secondary bedrooms with newly cleaned carpet and ceiling fans. Bright, open bonus/flex room perfect for a home office, playroom, or additional living area. Summer is around the corner and your family is sure to enjoy the

Key facts

• Private backyard
• 2 story home
• In ceiling speakers

Tags

• 2 STORY HOME
• PRIVATE BACKYARD
• OPEN KITCHEN
• IN CEILING SPEAKERS
• BONUS FLEX ROOM
• NEIGHBORHOOD POOL

Property features AI

Finance

• HOA & community: Homeowners association present; association fee includes pool

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story house
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access; Community pool

Interior

• Kitchen: Granite countertops; Smooth surface range
• Bedrooms: Primary suite on the main level with private bath and walk-in closet; Second bedroom on the second level with shared bath; Third bedroom on the second level with shared bath; Fourth bedroom on the second level with shared bath
• Bathrooms: Two full bathrooms; One partial bathroom; One main-level full bathroom; One main-level half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tankless hot water heater; Smooth surface range; One fireplace; Granite countertops
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $346k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (10.8% below list).
• Recommended offer: $309k (10.8% 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: 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: 443 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 32% 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.
• 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 47 days — a 3% lower offer ($336k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,507 (10.8% 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 47 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 9.3

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-63,041
• Equity at exit: $51,575

10-year hold

• IRR: -10.8%
• Equity multiple: 0.34×
• Total profit: $-63,497
• Equity at exit: $29,907

Cash invested: $96,852 (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: 443
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,085 medium
• Mortgage (P&I): −$1,814
• Tax from tax record: −$543 /mo · $6,518/yr
• Insurance: −$144
• HOA: −$48
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $-112

Break-even live

Break-even rent $3,227

Max offer price $326,111

Occupancy floor 99%

Sensitivity live

Price	-10% $84	-5% $-14	+0% $-112	+5% $-210	+10% $-308
Rent	-10% $-356	-5% $-234	+0% $-112	+5% $10	+10% $132
Rate	-1.0pp $62	-0.5pp $-24	base $-112	+0.5pp $-202	+1.0pp $-293

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: $86,475
• Closing costs: $10,377
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1213 Portrait Hill Dr Chapin, SC	4.0	2.5	2472	$2,695	$1.09	22d	1	1.28mi
563 Malachite Ln Chapin, SC	5.0	2.5	2686	$3,000	$1.12	4d	1	1.45mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 16 events

1. 2026-06-21
   days on market $345,900 Active 47 DOM
2. 2026-06-18
   days on market $345,900 Active 44 DOM
3. 2026-06-17
   days on market $345,900 Active 43 DOM
4. 2026-06-16
   days on market $345,900 Active 42 DOM
5. 2026-06-15
   days on market $345,900 Active 41 DOM
6. 2026-06-14
   days on market $345,900 Active 39 DOM
7. 2026-06-13
   days on market $345,900 Active 38 DOM
8. 2026-06-10
   days on market $345,900 Active 36 DOM
9. 2026-06-09
   days on market $345,900 Active 35 DOM
10. 2026-06-08
    days on market $345,900 Active 34 DOM
11. 2026-06-07
    days on market $345,900 Active 33 DOM
12. 2026-06-03
    days on market $345,900 Active 29 DOM
13. 2026-06-03
    days on market $345,900 Active 28 DOM
14. 2026-06-01
    days on market $345,900 Active 27 DOM
15. 2026-05-31
    days on market $345,900 Active 26 DOM
16. 2026-05-05
    listed $345,900 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: $6,518 · $543/mo
• Projected year-2 tax: $6,518 · $543/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $37,021
• − Mortgage interest: −$19,376
• − Property taxes: −$6,518
• − Insurance: −$1,730
• − Repairs & maintenance: −$2,962
• − Management: −$2,962
• − HOA: −$576
• − Depreciation: −$10,063
• Taxable loss: −$7,164
• Est. tax savings @ 24.0%: +$1,719
• After-tax cash flow: $375/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 (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

1 event — show timeline

• 2026-05-05 Listed $345,900 Consolidated MLS

Property tax history

+4.0%/yr

Latest (2025): $6,518 · +0.7% YoY. Source: county tax records.