140 Rushton Dr · Lake Murray of Richland, SC 29036

$324,900

4 bd · 2.5 ba · 2,692 sqft · SingleFamily public records · 42 Days on market

Built 2021 0.30 ac lot $65/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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your Next Home! This stunning 4-bedroom, 3-bathroom home spanning 2,635 sq. ft. , offers the perfect blend of comfort and style. This home boasts an inviting open-concept layout with abundant natural light, a spacious living area, and a modern kitchen featuring granite countertops, and ample storage. All four bedrooms are generously sized, including a luxurious primary suite. Step outside to your private backyard perfect for entertaining! Additional highlights include a two-car garage, a dedicated laundry room, and prime location near shopping and dinning. Schedule a tour today! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listing

Key facts

• Private backyard
• Granite countertops
• Prime location

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• AMPLE STORAGE
• PRIVATE BACKYARD
• DEDICATED LAUNDRY ROOM
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $287 ($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 $298k (8.3% below list).
• Recommended offer: $298k (8.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#102 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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 Middle (math 50% / reading 57%, grade C+, #29 of 229 statewide, top 13%, 991 students, 27% FRL); Chapin High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 54% FRL vs 27% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 64% at this address vs 51% district-wide (+13 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; 2 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).
• This rent runs 31% of the median local income ($114k/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 $10k 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 42 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $297,839 (8.3% below list)

Questions for the listing agent

1. It's been on market 42 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 D-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. 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: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• 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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-34,461
• Equity at exit: $48,444

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-6,769
• Equity at exit: $28,091

Cash invested: $90,972 (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 29036

• Active inventory: 443
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,978 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$162 /mo · $1,946/yr
• Insurance: −$135
• HOA: −$65
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $287

Break-even live

Break-even rent $2,616

Max offer price $324,900

Occupancy floor 85%

Sensitivity live

Price	-10% $470	-5% $379	+0% $287	+5% $195	+10% $103
Rent	-10% $51	-5% $169	+0% $287	+5% $404	+10% $522
Rate	-1.0pp $450	-0.5pp $369	base $287	+0.5pp $202	+1.0pp $117

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
628 Willowood Pkwy Chapin, SC	4.0	2.0	2000	$2,760	$1.38	5d	1	1.03mi
40 Rustyred Ct Chapin, SC	4.0	2.5	2400	$2,450	$1.02	13d	1	1.47mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 15 events

1. 2026-04-24
   status Pending
2. 2026-04-07
   price $324,900
3. 2026-03-13
   listed $349,900 Active
4. 2025-07-01
   price $364,900
5. 2025-06-26
   price $369,500
6. 2025-05-21
   price $374,000
7. 2025-04-15
   price $374,900
8. 2025-03-07
   listed $384,900 Active
9. 2022-01-20
   historical
10. 2022-01-12
    price $316,990
11. 2022-01-05
    price $311,990
12. 2021-11-24
    price $309,990
13. 2021-11-12
    price $308,990
14. 2021-11-05
    price $306,990
15. 2021-11-04
    listed $302,490 Active

ⓘ 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: $1,946 · $162/mo
• Projected year-2 tax: $1,946 · $162/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $35,741
• − Mortgage interest: −$18,199
• − Property taxes: −$1,946
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,859
• − Management: −$2,859
• − HOA: −$780
• − Depreciation: −$9,452
• Taxable loss: −$1,979
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $3,914/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 — Lake Murray of Richland

• Score: 67/100
• State rank: #102
• US rank: #10903

Category grades

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

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

+7.4% since first listed

15 events — show timeline

• 2026-04-24 Pending — Consolidated MLS
• 2026-04-07 Price Changed $324,900 Consolidated MLS
• 2026-03-13 Listed $349,900 Consolidated MLS
• 2025-07-01 Price Changed $364,900 Consolidated MLS
• 2025-06-26 Price Changed $369,500 Consolidated MLS
• 2025-05-21 Price Changed $374,000 Consolidated MLS
• 2025-04-15 Price Changed $374,900 Consolidated MLS
• 2025-03-07 Listed $384,900 Consolidated MLS
• 2022-01-20 Delisted — Consolidated MLS
• 2022-01-12 Price Changed $316,990 Consolidated MLS
• 2022-01-05 Price Changed $311,990 Consolidated MLS
• 2021-11-24 Price Changed $309,990 Consolidated MLS
• 2021-11-12 Price Changed $308,990 Consolidated MLS
• 2021-11-05 Price Changed $306,990 Consolidated MLS
• 2021-11-04 Listed $302,490 Consolidated MLS

Property tax history

+126.4%/yr

Latest (2024): $1,946 · +0.9% YoY. Source: county tax records.