151 Bloomsbury Dr · Red Bank, SC 29073

$299,900

4 bd · 3.0 ba · 2,455 sqft · SingleFamily · 75 Days on market

Built 2026 Excellent condition 7,405 sqft lot $33/mo HOA · 1% of rent ↓ 3% since listing

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Hollins Plan, a stunning two-story single-family home nestled in the charming Belgrave neighborhood of Lexington, near the serene Red Bank area. This community offers an ideal blend of peaceful country living and convenient access to urban amenities. With quick routes to Hwy 6 and I-20, your daily commute becomes effortless, while weekends are filled with exciting options, from relaxing by Lake Murray to enjoying events in Downtown Columbia. Belgrave is not just a place to live; it’s a vibrant community where you’ll love calling home. As you enter The Hollins Plan, you are greeted by a welcoming foyer that leads to a versatile flex room, which can serve as a fourt

Key facts

• Walk-in closet
• Spa-inspired bath
• Flex room

Tags

• FLEX ROOM
• WELL-APPOINTED KITCHEN
• SPA-INSPIRED BATH
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Patio; Sprinkler system; Full gutters; Partial brick above foundation with vinyl siding

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Granite countertops; Tiled backsplash; Painted cabinets; Microwave above stove
• Bedrooms: Master suite with double vanity, garden tub, private bath, separate shower, separate water closet, walk-in closet, tray ceilings (located on second level); Bedroom 2 with walk-in closet and recessed lighting (located on second level); Bedroom 3 with walk-in closet and recessed lighting (located on second level); Bedroom 4 with walk-in closet and recessed lighting (located on main level)
• Flooring: Carpet in bedrooms; Laminate flooring in living areas and kitchen; Tile flooring in some bedroom areas
• Bathrooms: Three full bathrooms total; One main-level full bath; Two additional full baths
• Heating & cooling: Central cooling; Split system cooling and heating; Gas heating on first level
• Interior features: Recessed lights throughout; Ceiling fans; Tankless water heater; Gas water heater; Disposal; Heated laundry space
• Laundry & utility: Washer/dryer area on second level; Electric hookup in laundry

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.5% below list).
• Recommended offer: $250k (16.5% 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+, schools 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.
• Market conditions: Rents rising (+3.2%/yr); 563 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% 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 $2k of loan paydown is wiped out by about $9k 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 75 days — a 6% lower offer ($282k) 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,311 (16.5% 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 75 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 10.0

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-56,091
• Equity at exit: $44,716

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-56,613
• Equity at exit: $25,930

Cash invested: $83,972 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,503 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$33
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-128

Break-even live

Break-even rent $2,665

Max offer price $281,366

Occupancy floor —

Sensitivity live

Price	-10% $79	-5% $-24	+0% $-128	+5% $-232	+10% $-335
Rent	-10% $-326	-5% $-227	+0% $-128	+5% $-29	+10% $70
Rate	-1.0pp $23	-0.5pp $-52	base $-128	+0.5pp $-206	+1.0pp $-285

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
919 Dovefield Ln Lexington, SC	4.0	2.5	2022	$2,299	$1.14	24d	1	1.29mi
156 Secretariat St Lexington, SC	4.0	2.5	2591	$2,500	$0.96	15d	1	1.33mi
1607 Commendable Ct Lexington, SC	4.0	2.5	1783	$2,238	$1.26	24d	1	1.38mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 13 events

1. 2026-06-15
   statusdays on market $299,900 Pending 75 DOM
2. 2026-06-14
   days on market $299,900 Active 74 DOM
3. 2026-06-10
   days on market $299,900 Active 71 DOM
4. 2026-06-09
   days on market $299,900 Active 70 DOM
5. 2026-06-08
   days on market $299,900 Active 69 DOM
6. 2026-06-07
   days on market $299,900 Active 68 DOM
7. 2026-06-03
   days on market $299,900 Active 64 DOM
8. 2026-06-03
   days on market $299,900 Active 63 DOM
9. 2026-06-02
   days on market $299,900 Active 62 DOM
10. 2026-05-31
    days on market $299,900 Active 61 DOM
11. 2026-05-21
    price $299,900
12. 2026-05-17
    price $307,890
13. 2026-03-31
    listed $307,980 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $30,037
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − HOA: −$396
• − Depreciation: −$8,724
• Taxable loss: −$6,686
• Est. tax savings @ 24.0%: +$1,605
• After-tax cash flow: $68/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping to enhance its curb appeal.

Value-add opportunities

• Resale Painting exterior siding — Fresh paint enhances curb appeal
• Resale Landscaping and shrubbery trimming — Well-maintained landscaping improves curb appeal
• Resale Interior touch-ups — Fresh paint and minor touch-ups can enhance the home's appearance

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Fresh paint enhances curb appeal ↑
• Resale Landscaping and shrubbery trimming — Well-maintained landscaping improves curb appeal ↑
• Resale Interior touch-ups — Fresh paint and minor touch-ups can enhance the home's appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-2.6% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $299,900 Consolidated MLS
• 2026-05-17 Price Changed $307,890 Consolidated MLS
• 2026-03-31 Listed $307,980 Consolidated MLS