374 Saluda Springs Rd · Lexington, SC 29072

$255,000

3 bd · 2.5 ba · 1,542 sqft · Townhouse public records · 23 Days on market

Built 2009 1,742 sqft 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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to easy living in the heart of Lexington! Lovingly maintained and move-in ready, this charming townhome offers the perfect blend of comfort, convenience, and low-maintenance living. Hardwood flooring welcomes you inside and flows throughout the main level, creating a warm and inviting atmosphere. The expansive primary suite provides a relaxing retreat with plenty of space to unwind at the end of the day. A new HVAC system installed in 2025 provides added comfort and peace of mind. Step outside to enjoy your own private backyard, ideal for morning coffee, evening gatherings, or simply enjoying a quiet moment outdoors. Front yard maintenance is included, giving you more time to e

Key facts

• Hardwood flooring
• Private backyard
• Garage

Tags

• PRIVATE BACKYARD
• HARDWOOD FLOORING
• PEACEFUL NEIGHBORHOOD

Property features AI

Finance

• Other: Directions: From Sunset Blvd, turn right onto Saluda Springs Road; destination will be on your right.
• HOA & community: Homeowners association in place; Association maintains common areas, exterior, front yard and landscaping, and sidewalks

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water; Public sewer
• Home design: Two-story house; Home faces west; Entry on main level
• Construction: Slab foundation
• Exterior features: Patio; Partially brick and vinyl exterior; Paved road frontage

Interior

• Kitchen: Granite countertops; Stained wood cabinets; Tile flooring
• Bedrooms: Primary suite on second floor with garden tub, private bath, separate shower and walk-in closet; Second bedroom on second floor with ceiling fan and carpeted floors; Third bedroom on second floor with ceiling fan and carpeted floors
• Flooring: Engineered hardwood in great room; Carpet in bedrooms; Tile in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Second-floor full bath (in addition to primary bath)
• Heating & cooling: Central cooling; Heat pump serving first and second levels; Second-level heat pump supports cooling
• Interior features: High ceilings in the great room; Ceiling fans in great room and bedrooms; Engineered hardwood floors in great room; Free-standing smooth-surface range
• Laundry & utility: Laundry closet (washer/dryer located on second level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $-80 ($-955/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (28.0% below list).
• Recommended offer: $184k (28.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#8 in SC, #1,502 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, employment A; Watch: commute 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: Midway Elementary (math 65% / reading 63%, grade B, #63 of 597 statewide, top 11%, 891 students, 9% FRL); Meadow Glen Middle (math 51% / reading 65%, grade B, #17 of 229 statewide, top 7%, 808 students, 20% FRL); River Bluff High (math 54% / reading 93%, grade B+, #43 of 196 statewide, top 22%, 2,197 students, 19% FRL).
• Zoned-school proficiency averages 65% at this address vs 48% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Lexington 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.2%/yr); 714 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,712 units permitted in Lexington County in 2024 (0 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 $8k 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 23 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $148k; list at $255k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $183,550 (28.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.35×
• Total profit: $-46,077
• Equity at exit: $38,021

10-year hold

• IRR: -10.4%
• Equity multiple: 0.36×
• Total profit: $-45,361
• Equity at exit: $22,048

Cash invested: $71,400 (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 29072

• Rents YoY: 3.2%
• Active inventory: 714
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-80

Break-even live

Break-even rent $1,936

Max offer price $240,946

Occupancy floor 99%

Sensitivity live

Price	-10% $65	-5% $-7	+0% $-80	+5% $-152	+10% $-224
Rent	-10% $-225	-5% $-152	+0% $-80	+5% $-7	+10% $65
Rate	-1.0pp $49	-0.5pp $-15	base $-80	+0.5pp $-146	+1.0pp $-213

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Saluda Springs Ct Lexington, SC	2.0	2.5	1499	$1,700	$1.13	25d	1	0.02mi
300 Caughman Farm Ln Lexington, SC	1.0–2.0	1.0–2.0	923	$1,670	$1.81	4d	8	0.31mi
300 Palmetto Park Blvd Lexington, SC	1.0–3.0	1.0–2.0	930	$1,954	$2.10	5d	14	0.50mi
248 Cherokee Pond Ct Lexington, SC	3.0	2.5	1787	$2,400	$1.34	25d	1	1.19mi
121 Northpoint Dr Lexington, SC	1.0–2.0	1.0–2.0	973	$1,560	$1.60	4d	13	1.48mi

Listing history 20 events

1. 2026-06-22
   statusdays on market $255,000 Pending 23 DOM
2. 2026-06-18
   days on market $255,000 Active - Contingent 21 DOM
3. 2026-06-17
   days on market $255,000 Active - Contingent 20 DOM
4. 2026-06-16
   days on market $255,000 Active - Contingent 19 DOM
5. 2026-06-15
   days on market $255,000 Active - Contingent 18 DOM
6. 2026-06-14
   days on market $255,000 Active - Contingent 16 DOM
7. 2026-06-10
   days on market $255,000 Active - Contingent 13 DOM
8. 2026-06-09
   days on market $255,000 Active - Contingent 12 DOM
9. 2026-06-08
   days on market $255,000 Active - Contingent 11 DOM
10. 2026-06-07
    statusdays on market $255,000 Active - Contingent 10 DOM
11. 2026-06-03
    days on market $255,000 Active 6 DOM
12. 2026-06-03
    days on market $255,000 Active 5 DOM
13. 2026-06-02
    days on market $255,000 Active 4 DOM
14. 2026-05-31
    days on market $255,000 Active 3 DOM
15. 2026-05-28
    listed $255,000 Active
16. 2018-07-19
    soldstatus $147,500
17. 2018-05-16
    price $151,000
18. 2015-05-06
    soldstatus $135,000
19. 2009-10-08
    soldstatus $186,300
20. 2009-08-18
    soldstatus $159,168

ⓘ 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: $1,033 · $86/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$420/yr (+$35/mo · 40.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $22,026
• − Mortgage interest: −$14,284
• − Property taxes: −$1,033
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$7,418
• Taxable loss: −$5,509
• Est. tax savings @ 24.0%: +$1,322
• After-tax cash flow: $367/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 — Lexington

• Score: 81/100
• State rank: #8
• US rank: #1502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lexington, SC
• County: Lexington County · 232,571 people
• City population: 122,563
• Metro: Columbia, SC
• Population (ZIP): 69,407
• Household income: $106,382
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 858.0

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 (80%)
• Race & ethnicity: White 80% Black 7% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 4% Serbian 3% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% 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: ▼ -197.53%
• Current HPI: 212.3235
• Rent YoY: ▲ 3.23%
• 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

+60.2% since first listed

6 events — show timeline

• 2026-05-28 Listed $255,000 Consolidated MLS
• 2018-07-19 Sold (Public Records) $147,500 Public Records
• 2018-05-16 Price Changed $151,000 Consolidated MLS
• 2015-05-06 Sold (Public Records) $135,000 Public Records
• 2009-10-08 Sold (Public Records) $186,300 Public Records
• 2009-08-18 Sold (Public Records) $159,168 Public Records

Property tax history

-8.6%/yr

Latest (2024): $1,033 · +3.8% YoY. Source: county tax records.