Cypress A Plan · Red Bank, SC 29073

$282,990

4 bd · 2.5 ba · 2,075 sqft · SingleFamily · 841 Days on market

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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 +13.6/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Cypress is a home that feels spacious from the moment you step inside. This floor plan offers 4 bedrooms, 2.5 bathrooms, and 2,075 square feet of beautifully designed living space, along with a two-car garage. When you enter through the foyer, you're welcomed into a spacious main living area that flows naturally between the great room, kitchen, and dining space. The kitchen features a central island that's perfect for meal prep, quick breakfasts, or gathering throughout the day, along with a pantry and a convenient cubby area for extra storage and organization. Just off the dining area, step outside to the patio-perfect for grilling, enjoying fresh air, or winding down after a long day.

Key facts

• 2 garage spots
• Listed 840 days

Property features AI

Finance

• Financial info: List price $282,990

Exterior

• Home design: New construction plan home; Address: Cypress A Plan, Lexington, SC 29073
• Exterior features: Living area approximately 2,075

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Plan home (Cypress A)

🏗️ New construction. The $282,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,975.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $283k.

Deal economics

• At list price, monthly cash flow is $16 ($192/yr) — positive.
• To cash-flow at today's rent, offer at most $278k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (14.0% below list).
• Recommended offer: $243k (14.0% 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); 564 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% 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 $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 841 days — a 12% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $243,442 (14.0% below list)

Questions for the listing agent

1. It's been on market 841 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $275,975
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 Colony Creek Ct	0.41mi	5/3.0 (+1)	2,264 (+9%)	23mo	$300,000	$133	39

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 · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-43,075
• Equity at exit: $41,149

10-year hold

• IRR: -6.7%
• Equity multiple: 0.56×
• Total profit: $-33,619
• Equity at exit: $23,861

Cash invested: $77,273 (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: 564
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,434 high
• Mortgage (P&I): −$1,447
• Tax est. 1.5%: −$345 /mo · $4,140/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $16

Break-even live

Break-even rent $2,414

Max offer price $275,975

Occupancy floor 94%

Sensitivity live

Price	-10% $207	-5% $111	+0% $16	+5% $-79	+10% $-175
Rent	-10% $-176	-5% $-80	+0% $16	+5% $112	+10% $208
Rate	-1.0pp $155	-0.5pp $86	base $16	+0.5pp $-56	+1.0pp $-128

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: $68,994
• Closing costs: $8,279
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Commendable Ct Lexington, SC	4.0	2.5	1783	$2,238	$1.26	24d	1	0.02mi
156 Secretariat St Lexington, SC	4.0	2.5	2591	$2,500	$0.96	14d	1	0.12mi
449 Lady Liberty Way Lexington, SC	3.0	3.0	1635	$1,995	$1.22	24d	1	0.49mi
464 Lady Liberty Way Lexington, SC	4.0	2.5	2100	$2,150	$1.02	24d	1	0.51mi
120 W Lake Dr Lexington, SC	3.0	2.0	1476	$1,880	$1.27	3d	1	0.54mi
140 Land of Lakes Cir Lexington, SC	3.0	2.0	1452	$1,925	$1.33	3d	1	0.60mi
919 Dovefield Ln Lexington, SC	4.0	2.5	2022	$2,299	$1.14	24d	1	0.67mi

Listing history 7 events

1. 2026-06-09
   days on market $282,990 Active 841 DOM
2. 2026-06-08
   days on market $282,990 Active 840 DOM
3. 2026-06-07
   days on market $282,990 Active 839 DOM
4. 2026-06-03
   days on market $282,990 Active 835 DOM
5. 2026-06-03
   days on market $282,990 Active 834 DOM
6. 2026-06-02
   days on market $282,990 Active 833 DOM
7. 2026-05-31
   days on market $282,990 Active 832 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $29,213
• − Mortgage interest: −$15,459
• − Property taxes: −$4,140
• − Insurance: −$1,380
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − Depreciation: −$8,028
• Taxable loss: −$4,468
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $1,264/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