312 Baneberry Loop · Red Bank, SC 29073-9734

$295,000

4 bd · 2.5 ba · 2,393 sqft · SingleFamily public records · 19 Days on market

Built 2011 10,018 sqft lot Est $335k · 12% under $17/mo HOA · 1% 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).

• ARV discount +12.9/15.0
• Cash flow +10.3/30.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

Welcome home to 312 Baneberry Loop. Located in the established neighborhood of Baneberry Place just off of I-20 with convenient access to Lexington or Columbia. This property features a kitchen with granite countertops, stainless steel appliances and large island. The primary suite is on the main floor with 3 more bedrooms and a bonus room upstairs. The covered patio off the kitchen offers a wonderful spot to have family and friends over for a cookout. A natural gas line has been plumbed to the grilling area, so you'll never have to change out a propane tank. Ceiling fans and bistro lights have also been added. The backyard features a fire pit and large shed to hold all your camping and yar

Key facts

• Covered patio
• Large island
• Natural gas line

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• COVERED PATIO
• NATURAL GAS LINE
• FIRE PIT

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached 2-car garage (main level); Two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Approximately 0.23 acres

Interior

• Kitchen: Granite countertops
• Bedrooms: Primary bedroom on the main level; Additional bedrooms on the second level
• Bathrooms: Two full bathrooms; Two partial/half bathrooms; One additional full bathroom on the second level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One gas log fireplace
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (30.7% below list).
• Recommended offer: $204k (30.7% below list) — sets the bar for 1% rule.

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: Deerfield Elementary (math 42% / reading 52%, grade D-, #209 of 597 statewide, top 36%, 803 students, 32% FRL); Carolina Springs Middle (math 25% / reading 39%, grade F, #119 of 229 statewide, top 54%, 914 students, 46% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $25k; list at $295k implies a 1080% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $204,500 (30.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.69% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $335,020
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
565 Silverbell Ct	0.17mi	4/2.0	2,101 (-12%)	10mo	$294,000	$140	62

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: 5.3%
• Equity multiple: 1.30×
• Total profit: $25,100
• Equity at exit: $132,645

10-year hold

• IRR: 8.3%
• Equity multiple: 2.26×
• Total profit: $103,666
• Equity at exit: $204,421

Cash invested: $82,600 (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 29073-9734

• Active inventory: 1
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$123
• HOA: −$17
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-162

Break-even live

Break-even rent $2,250

Max offer price $266,410

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-78	+0% $-162	+5% $-245	+10% $-329
Rent	-10% $-323	-5% $-243	+0% $-162	+5% $-81	+10% $0
Rate	-1.0pp $-13	-0.5pp $-87	base $-162	+0.5pp $-238	+1.0pp $-316

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Whitton Ct Lexington, SC	3.0	2.5	1910	$2,045	$1.07	25d	1	0.44mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: gas

Listing history 4 events

1. 2026-05-16
   historical Active - Contingent
2. 2026-05-11
   listed $295,000 Active
3. 2026-02-18
   listed $320,000 Active
4. 2010-08-12
   soldstatus $25,000

ⓘ 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: $1,086 · $90/mo
• Projected year-2 tax: $1,682 · $140/mo
• Expected delta: +$596/yr (+$50/mo · 54.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $24,540
• − Mortgage interest: −$16,525
• − Property taxes: −$1,086
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − HOA: −$204
• − Depreciation: −$8,582
• Taxable loss: −$7,257
• Est. tax savings @ 24.0%: +$1,742
• After-tax cash flow: $-200/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+1080.0% since first listed

4 events — show timeline

• 2026-05-16 Contingent — Consolidated MLS
• 2026-05-11 Listed $295,000 Consolidated MLS
• 2026-02-18 Listed $320,000 Consolidated MLS
• 2010-08-12 Sold (Public Records) $25,000 Public Records

Property tax history

-9.7%/yr

Latest (2024): $1,086 · +4.4% YoY. Source: county tax records.