16 Stoney Pointe Dr · Chapin, SC 29036

$269,900

3 bd · 2.5 ba · 1,662 sqft · SingleFamily public records · 58 Days on market

Built 2004 6,534 sqft lot $46/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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 16 Stoney Pointe Drive, a charming oasis nestled in the heart of Chapin, SC. With new roof and HVAC. This delightful 3-bedroom, 2.5-bathroom home offers 1,662 square feet of warm, inviting space, designed to capture your heart and imagination. As you step inside, sunlight dances through the windows, illuminating a living area that feels both cozy and expansive. Picture yourself unwinding here after a day on the water, with the gentle hum of the neighborhood enveloping you in peace. The kitchen, a blend of style and functionality, invites culinary creativity and shared meals with loved ones. Each bedroom offers its own retreat, where comfort meets tranquility. The master suite, wi

Key facts

• Boat storage
• 6,534 sq ft lot
• Garage

Tags

• BOAT STORAGE
• EASY ACCESS TO THE LAKE

Property features AI

Finance

• Other: Directions: Please use maps or Waze
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public sewer; Public water
• Home design: Two-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Kitchen: Kitchen on main level; Hardwood floor in kitchen
• Bedrooms: Master bedroom on second level; Bedroom 2 on second level; Bedroom 3 on second level
• Flooring: Hardwood floors in primary living areas
• Bathrooms: Two full bathrooms; One half bathroom; Two second full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Hardwood floors in the living room, formal dining room, great room and kitchen; Great room on main level; Family room on main level; Dining room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $274 ($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 $248k (8.1% below list).
• Recommended offer: $248k (8.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#133 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, amenities 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: Chapin Elementary (math 53% / reading 51%, grade C-, #145 of 597 statewide, top 26%, 790 students, 34% FRL); Chapin High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 69% at this address vs 51% district-wide (+18 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; 1 comparable units currently listed for rent nearby; high-income renter base; 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 58 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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 $220k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $248,100 (8.1% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 9.1

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-26,360
• Equity at exit: $40,243

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-782
• Equity at exit: $23,336

Cash invested: $75,572 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$112
• HOA: −$46
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $274

Break-even live

Break-even rent $2,134

Max offer price $269,900

Occupancy floor 84%

Sensitivity live

Price	-10% $427	-5% $350	+0% $274	+5% $198	+10% $121
Rent	-10% $78	-5% $176	+0% $274	+5% $372	+10% $470
Rate	-1.0pp $410	-0.5pp $343	base $274	+0.5pp $204	+1.0pp $133

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
280 Walkbridge Way Chapin, SC	4.0	3.0	2041	$2,500	$1.22	4d	1	0.25mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-21
   days on market $269,900 Active 58 DOM
2. 2026-06-18
   days on market $269,900 Active 55 DOM
3. 2026-06-17
   days on market $269,900 Active 54 DOM
4. 2026-06-16
   days on market $269,900 Active 53 DOM
5. 2026-06-15
   days on market $269,900 Active 52 DOM
6. 2026-06-14
   days on market $269,900 Active 50 DOM
7. 2026-06-13
   days on market $269,900 Active 49 DOM
8. 2026-06-10
   days on market $269,900 Active 47 DOM
9. 2026-06-09
   days on market $269,900 Active 46 DOM
10. 2026-06-08
    days on market $269,900 Active 45 DOM
11. 2026-06-07
    days on market $269,900 Active 44 DOM
12. 2026-06-03
    days on market $269,900 Active 40 DOM
13. 2026-06-03
    days on market $269,900 Active 39 DOM
14. 2026-06-01
    days on market $269,900 Active 38 DOM
15. 2026-05-31
    days on market $269,900 Active 37 DOM
16. 2026-04-24
    listed $269,900 Active
17. 2021-11-08
    soldstatus $220,000
18. 2021-09-05
    historical
19. 2021-09-05
    price $220,000
20. 2021-09-03
    listed $200,000 Active
21. 2019-05-06
    historical
22. 2019-04-26
    listed $162,000 Active
23. 2008-10-19
    soldstatus $137,000
24. 2008-09-09
    soldstatus $137,000
25. 2006-01-26
    soldstatus $137,500
26. 2004-07-06
    soldstatus $19,500

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $1,538 · $128/mo
• Expected delta: +$192/yr (+$16/mo · 14.3%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,772
• − Mortgage interest: −$15,119
• − Property taxes: −$1,346
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − HOA: −$552
• − Depreciation: −$7,852
• Taxable loss: −$1,210
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $3,578/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 — Chapin

• Score: 65/100
• State rank: #133
• US rank: #12994

Category grades

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

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 (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 (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 · 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: ▼ -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

+1284.1% since first listed

11 events — show timeline

• 2026-04-24 Listed $269,900 Consolidated MLS
• 2021-11-08 Sold (Public Records) $220,000 Public Records
• 2021-09-05 Price Changed $220,000 Consolidated MLS
• 2021-09-05 Delisted — Consolidated MLS
• 2021-09-03 Listed $200,000 Consolidated MLS
• 2019-05-06 Delisted — Consolidated MLS
• 2019-04-26 Listed $162,000 Consolidated MLS
• 2008-10-19 Sold (Public Records) $137,000 Public Records
• 2008-09-09 Sold (Public Records) $137,000 Public Records
• 2006-01-26 Sold (Public Records) $137,500 Public Records
• 2004-07-06 Sold (Public Records) $19,500 Public Records

Property tax history

-4.4%/yr

Latest (2024): $1,346 · +0.9% YoY. Source: county tax records.