86 Crossfox Ct · Lake Murray of Richland, SC 29036

$250,000

3 bd · 3.0 ba · 1,748 sqft · SingleFamily public records · 18 Days on market

Built 2007 9,147 sqft lot

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Why this score? — see what drove the C 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.5/10.0
• 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 home to Chapin near Lake Murray! Located on an oversized lot in a quiet, family-friendly neighborhood in the highly sought-after Lexington/Richland 5 school district, this move-in ready home has the perfect blend of comfort, space, and convenience. With only two owners since its building, the house has been lovingly maintained and added on to provide an ideal sanctuary, whatever that means to you. Step inside through a cozy foyer with whimsical floor design into an open-concept floor plan featuring a spacious living room with a gas fireplace and updated luxury vinyl flooring, a bright dining room overlooking the fenced-in back yard, and a kitchen designed for everyday living and ent

Key facts

• Fenced-in back yard
• Gas fireplace
• Oversized lot

Tags

• OVERSIZED LOT
• QUIET NEIGHBORHOOD
• OPEN-CONCEPT FLOOR PLAN
• GAS FIREPLACE
• UPDATED LUXURY VINYL FLOORING
• FENCED-IN BACK YARD

Property features AI

Finance

• HOA & community: Property is part of an association; Association maintains common areas and street lights

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Vinyl exterior finish; Slab foundation
• Exterior features: Covered front porch; Deck; Full gutters; Privacy wood fence at rear

Interior

• Kitchen: Granite countertops; Wood (natural) cabinets; Pantry; Breakfast bar; Tile floor with tiled backsplash; Microwave above stove; Free-standing, smooth-surface, self-cleaning range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary bedroom on second floor with private bath, walk-in closet, tub/shower and private closet; carpeted floors; Second bedroom on second floor with shared bath and private closet; Third bedroom on second floor with shared bath and private closet
• Flooring: Luxury vinyl plank in living area; Laminate and tile in formal dining area; Carpet in primary bedroom
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom (main)
• Heating & cooling: Central air conditioning; Electric heating; Tankless water heater
• Interior features: Ceiling fans; Garage door opener; Smoke detector; Attic with pull-down access; Gas log fireplace (1)
• Laundry & utility: Washer and dryer included; Electric dryer; Laundry in utility room (washer/dryer located on second floor)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.

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: Lake Murray Elementary (math 78% / reading 82%, grade A+, #4 of 597 statewide, top 1%, 809 students, 18% FRL); Chapin High (math 82% / reading 91%, grade A, #7 of 196 statewide, top 4%, 1,615 students, 100% FRL) — zoned schools average 59% FRL vs 27% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 83% at this address vs 51% district-wide (+32 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: 434 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,472 units permitted in Richland County in 2024 (1,096 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.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 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 $174k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% 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 $246,250 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 8.1

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-11,309
• Equity at exit: $37,276

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $27,589
• Equity at exit: $21,615

Cash invested: $70,000 (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: 434
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,566 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$153 /mo · $1,833/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $459

Break-even live

Break-even rent $1,985

Max offer price $250,000

Occupancy floor 77%

Sensitivity live

Price	-10% $601	-5% $530	+0% $459	+5% $389	+10% $318
Rent	-10% $257	-5% $358	+0% $459	+5% $561	+10% $662
Rate	-1.0pp $585	-0.5pp $523	base $459	+0.5pp $395	+1.0pp $329

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
756 Helmsman Ln Chapin, SC	4.0	2.5	1948	$2,450	$1.26	15d	1	0.37mi
628 Willowood Pkwy Chapin, SC	4.0	2.0	2000	$2,760	$1.38	4d	1	0.55mi
339 Explorer Dr Chapin, SC	4.0	2.0	1740	$2,200	$1.26	4d	1	0.58mi

Listing history 16 events

1. 2026-06-08
   statusdays on market $250,000 Pending 18 DOM
2. 2026-06-07
   days on market $250,000 Active - Contingent 17 DOM
3. 2026-06-03
   days on market $250,000 Active - Contingent 13 DOM
4. 2026-06-03
   days on market $250,000 Active - Contingent 12 DOM
5. 2026-06-01
   days on market $250,000 Active - Contingent 11 DOM
6. 2026-05-31
   days on market $250,000 Active - Contingent 10 DOM
7. 2026-05-24
   historical Active - Contingent
8. 2026-05-21
   listed $250,000 Active
9. 2019-07-05
   soldstatus $174,000
10. 2019-07-04
    historical
11. 2019-05-22
    historical Active - Contingent
12. 2019-04-17
    price $179,900
13. 2019-03-27
    price $187,000
14. 2019-02-28
    listed $189,000 Active
15. 2007-05-15
    soldstatus $28,000
16. 2002-12-20
    soldstatus $57,828

ⓘ 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: $1,833 · $153/mo
• Projected year-2 tax: $1,833 · $153/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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $30,795
• − Mortgage interest: −$14,004
• − Property taxes: −$1,833
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − Depreciation: −$7,273
• Taxable income: $1,509
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $5,151/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

• Census place: Lake Murray of Richland, SC
• 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 (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

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 · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

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

+332.3% since first listed

10 events — show timeline

• 2026-05-24 Contingent — Consolidated MLS
• 2026-05-21 Listed $250,000 Consolidated MLS
• 2019-07-05 Sold (Public Records) $174,000 Public Records
• 2019-07-04 Delisted — Consolidated MLS
• 2019-05-22 Contingent — Consolidated MLS
• 2019-04-17 Price Changed $179,900 Consolidated MLS
• 2019-03-27 Price Changed $187,000 Consolidated MLS
• 2019-02-28 Listed $189,000 Consolidated MLS
• 2007-05-15 Sold (Public Records) $28,000 Public Records
• 2002-12-20 Sold (Public Records) $57,828 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,833 · +4.0% YoY. Source: county tax records.