217 Kemsing Rd · Irmo, SC 29212-8223

$140,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 2 Days on market

Built 1990 9,147 sqft lot $7/mo HOA

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Why this score? — see what drove the B 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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor special with incredible potential in the desirable Braewick subdivision, zoned for the highly sought-after Lexington/Richland 5 school district. Ideally located just minutes from Lake Murray and the dam, with quick access to Harbison shopping, dining, and everyday conveniences. This 3 bedroom, 2 bathroom home offers a great opportunity for investors, renovators, or buyers looking to create something truly their own. With solid bones and endless possibilities, this property is ready to be transformed into a standout home or income-producing investment. Sold strictly as-is. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Braewick subdivision
• 9,147 sq ft lot
• 2 parking spots

Tags

• BRAEWICK SUBDIVISION
• MINUTES FROM LAKE MURRAY

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Space for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Covered back porch; Paved road access; Lot approximately 0.21 acres; Vinyl exterior finish

Interior

• Kitchen: Laminate flooring in kitchen; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on main level with private bath, ceiling fan, walk-in/private closet, and laminate floors; Second bedroom with shared bath, ceiling fan, private closet, and laminate floors; Third bedroom with shared bath, ceiling fan, and laminate floors
• Flooring: Laminate floors throughout primary living areas and bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Heat pump serving the first level
• Interior features: Fireplace (wood-burning); Ceiling fans in living room and bedrooms; Laminate flooring throughout main living areas
• Laundry & utility: Laundry closet with washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).

Location & tenants

• Location reads 73/100 on livability (#38 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute 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: Irmo Elementary (math 50% / reading 51%, grade D+, #160 of 597 statewide, top 27%, 541 students, 41% FRL); Irmo High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 1,307 students, 100% FRL) — zoned schools average 71% FRL vs 27% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (3.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $103k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 62% 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 $140,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.92%
• DSCR: 1.71
• GRM: 6.7

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: 22.4%
• Equity multiple: 2.27×
• Total profit: $49,951
• Equity at exit: $62,950

10-year hold

• IRR: 23.4%
• Equity multiple: 4.35×
• Total profit: $131,356
• Equity at exit: $97,014

Cash invested: $39,200 (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 29212-8223

• Active inventory: 1
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$734
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$58
• HOA: −$7
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $520

Break-even live

Break-even rent $1,083

Max offer price $140,000

Occupancy floor 65%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Dyers Hall Ct Irmo, SC	3.0	2.0	1127	$1,699	$1.51	23d	1	0.98mi
228 Chadford Rd Irmo, SC	3.0	2.0	1318	$1,861	$1.41	14d	1	1.00mi
22 Dean Crest Ct Irmo, SC	3.0	2.0	1301	$1,695	$1.30	3d	1	1.07mi
1220 Meredith Dr Columbia, SC	2.0–3.0	2.0–2.5	1083	$1,889	$1.74	2d	7	1.16mi
530 Chadford Rd Irmo, SC	3.0	2.0	1196	$1,695	$1.42	14d	1	1.21mi
136 Weston Watch Rd Irmo, SC	3.0	2.0	1200	$1,695	$1.41	3d	1	1.23mi
1 Crescent Ln Columbia, SC	2.0	1.5	1300	$1,380	$1.06	2d	1	1.39mi
2170 N Lake Dr Columbia, SC	1.0–3.0	1.0–2.0	1036	$2,170	$2.09	2d	29	1.43mi
12 Shuler Cir Unit 1 Columbia, SC	2.0	2.0	1042	$1,600	$1.54	23d	1	1.45mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 5 events

1. 2026-05-03
   status Pending
2. 2026-05-01
   listed $140,000 Active
3. 2004-04-30
   soldstatus $102,900
4. 2000-04-11
   soldstatus $90,600
5. 1990-09-01
   soldstatus $15,000

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$123/yr (+$10/mo · 18.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 95% 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 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,900
• − Mortgage interest: −$7,842
• − Property taxes: −$675
• − Insurance: −$700
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − HOA: −$84
• − Depreciation: −$4,073
• Taxable income: $4,182
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $5,238/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 — Irmo

• Score: 73/100
• State rank: #38
• US rank: #5024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+833.3% since first listed

5 events — show timeline

• 2026-05-03 Pending — Consolidated MLS
• 2026-05-01 Listed $140,000 Consolidated MLS
• 2004-04-30 Sold (Public Records) $102,900 Public Records
• 2000-04-11 Sold (Public Records) $90,600 Public Records
• 1990-09-01 Sold (Public Records) $15,000 Public Records

Property tax history

-9.0%/yr

Latest (2024): $675 · +0.9% YoY. Source: county tax records.