827 Dovefield Ln · Red Bank, SC 29073

$208,000

3 bd · 2.0 ba · 1,160 sqft · SingleFamily public records · 77 Days on market

Built 2014 6,098 sqft lot $19/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Imagine 827 Dovefield Ln, recently enhanced with new flooring and fresh interior paint throughout. The kitchen is equipped with all new stainless steel appliances, complementing the updated interior. An outdoor patio connects to a fenced in backyard, providing an enclosed area for outdoor use. Included 100-Day Home Warranty with buyer activation Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 6,098 sq ft lot
• Garage
• Built 2014

Property features AI

Finance

• HOA & community: Has homeowners association

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl and other exterior finish; Paved road access; Water: other (see remarks)

Interior

• Bedrooms: Primary bedroom located on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas heating on the first level
• Interior features: Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/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 $197k (5.4% below list).
• Recommended offer: $196k (6.0% 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; 9 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 31% 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 $1k of loan paydown is wiped out by about $6k 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 77 days — a 6% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.95% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 8.8

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-14,731
• Equity at exit: $31,013

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $12,741
• Equity at exit: $17,984

Cash invested: $58,240 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,968 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$87
• HOA: −$19
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $292

Break-even live

Break-even rent $1,599

Max offer price $208,000

Occupancy floor 80%

Sensitivity live

Price	-10% $409	-5% $351	+0% $292	+5% $233	+10% $174
Rent	-10% $136	-5% $214	+0% $292	+5% $369	+10% $447
Rate	-1.0pp $396	-0.5pp $345	base $292	+0.5pp $238	+1.0pp $183

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
847 Dovefield Ln Lexington, SC	3.0	2.0	1302	$1,850	$1.42	15d	1	0.04mi
212 Pin Oak Dr Lexington, SC	3.0	2.0	1349	$1,710	$1.27	15d	1	0.28mi
128 S Wrenwood Dr Lexington, SC	3.0	2.0	1250	$1,695	$1.36	24d	1	0.49mi
120 W Lake Dr Lexington, SC	3.0	2.0	1476	$1,880	$1.27	4d	1	0.56mi
140 Land of Lakes Cir Lexington, SC	3.0	2.0	1452	$1,925	$1.33	4d	1	0.59mi
1603 Commendable Ct Lexington, SC	3.0	2.0	1399	$2,033	$1.45	4d	1	0.67mi
290 Browning Ct Unit b Lexington, SC	2.0	1.0	1100	$1,495	$1.36	22d	1	0.71mi
110 Darian Dr Lexington, SC	3.0	2.0	1364	$1,949	$1.43	15d	1	0.87mi
644 Old Orangeburg Rd Unit 644-B Lexington, SC	2.0	2.0	900	$1,095	$1.22	4d	1	0.95mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 21 events

1. 2026-06-19
   status $208,000 Pending 77 DOM
2. 2026-06-18
   days on market $208,000 Active - Contingent 77 DOM
3. 2026-06-17
   days on market $208,000 Active - Contingent 76 DOM
4. 2026-06-16
   days on market $208,000 Active - Contingent 75 DOM
5. 2026-06-15
   days on market $208,000 Active - Contingent 74 DOM
6. 2026-06-14
   days on market $208,000 Active - Contingent 72 DOM
7. 2026-06-10
   days on market $208,000 Active - Contingent 69 DOM
8. 2026-06-09
   days on market $208,000 Active - Contingent 68 DOM
9. 2026-06-08
   days on market $208,000 Active - Contingent 67 DOM
10. 2026-06-07
    statusdays on market $208,000 Active - Contingent 66 DOM
11. 2026-06-03
    days on market $208,000 Active 62 DOM
12. 2026-06-03
    days on market $208,000 Active 61 DOM
13. 2026-06-02
    days on market $208,000 Active 60 DOM
14. 2026-05-31
    days on market $208,000 Active 59 DOM
15. 2026-05-07
    price $214,000
16. 2026-04-23
    price $221,000
17. 2026-04-09
    price $228,000
18. 2026-04-02
    listed $236,000 Active
19. 2026-03-13
    soldstatus $201,400
20. 2013-06-03
    soldstatus $400,000
21. 2012-12-28
    soldstatus $1,400,000

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $1,186 · $99/mo
• Expected delta: +$388/yr (+$32/mo · 48.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 17 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: $23,613
• − Mortgage interest: −$11,651
• − Property taxes: −$797
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − HOA: −$228
• − Depreciation: −$6,051
• Taxable income: $68
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $3,484/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

-84.7% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $214,000 Consolidated MLS
• 2026-04-23 Price Changed $221,000 Consolidated MLS
• 2026-04-09 Price Changed $228,000 Consolidated MLS
• 2026-04-02 Listed $236,000 Consolidated MLS
• 2026-03-13 Sold (Public Records) $201,400 Public Records
• 2013-06-03 Sold (Public Records) $400,000 Public Records
• 2012-12-28 Sold (Public Records) $1,400,000 Public Records

Property tax history

+5.5%/yr

Latest (2024): $797 · +4.4% YoY. Source: county tax records.