452 Harleston Rd · Irmo, SC 29063

$209,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 62 Days on market

Built 1979 9,583 sqft lot

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming single-family home in the heart of Irmo! This 4-bedroom, 2-bath residence offers 1,580 sq ft of comfortable living space on a spacious lot. Enjoy a bright and open living area, updated kitchen, and cozy bedrooms. Perfect for entertaining, the backyard provides plenty of room for outdoor activities. Conveniently located near shopping, dining, and top-rated schools, this home combines comfort and convenience. Don’t miss the opportunity to make this beautiful property your own! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 9,583 sq ft lot
• Built 1979
• Listed 62 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service (implied); Energy: Other (see remarks)
• Home design: Two-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; 0.22-acre lot

Interior

• Kitchen: Dishwasher; Refrigerator; Free-standing range
• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedrooms 3 and 4 on the second level
• Bathrooms: Two full bathrooms total, including one full main-level bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Free-standing range; One fireplace with insert
• Laundry & utility: Laundry located in a utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (11.7% below list).
• Recommended offer: $185k (11.7% below list) — sets the bar for 1% rule.

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: H. E. Corley Elementary (math 42% / reading 52%, grade D-, #209 of 597 statewide, top 36%, 558 students, 74% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 63% FRL vs 27% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 315 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 62 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,263 (11.7% 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 62 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.25×
• Total profit: $-44,009
• Equity at exit: $31,297

10-year hold

• IRR: -23.4%
• Equity multiple: -0.05×
• Total profit: $-61,609
• Equity at exit: $18,148

Cash invested: $58,772 (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 29063

• Rents YoY: 0.8%
• Active inventory: 315
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$370 /mo · $4,443/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-95

Break-even live

Break-even rent $1,973

Max offer price $193,142

Occupancy floor —

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Dean Crest Ct Irmo, SC	3.0	2.0	1301	$1,695	$1.30	3d	1	0.33mi
1 Crescent Ln Columbia, SC	2.0	1.5	1300	$1,380	$1.06	2d	1	0.34mi
228 Chadford Rd Irmo, SC	3.0	2.0	1318	$1,861	$1.41	14d	1	0.42mi
312 Bow Church Rd Irmo, SC	3.0	2.0	1505	$1,861	$1.24	11d	1	0.53mi
508 Cornerstone Cir Irmo, SC	3.0	2.0	1867	$2,200	$1.18	23d	1	0.55mi
530 Chadford Rd Irmo, SC	3.0	2.0	1196	$1,695	$1.42	14d	1	0.66mi
104 Tuscany Ct Irmo, SC	3.0	2.5	1248	$1,850	$1.48	14d	1	0.93mi
136 Weston Watch Rd Irmo, SC	3.0	2.0	1200	$1,695	$1.41	3d	1	1.22mi
13 Dyers Hall Ct Irmo, SC	3.0	2.0	1127	$1,699	$1.51	23d	1	1.24mi
108 Cranewater Dr Columbia, SC	3.0	2.5	1600	$1,795	$1.12	23d	1	1.43mi
1220 Meredith Dr Columbia, SC	2.0–3.0	2.0–2.5	1083	$1,889	$1.74	2d	7	1.44mi

Listing history 25 events

1. 2026-06-19
   price $209,900 Active 62 DOM
2. 2026-06-18
   days on market $219,900 Active 62 DOM
3. 2026-06-17
   days on market $219,900 Active 61 DOM
4. 2026-06-16
   days on market $219,900 Active 60 DOM
5. 2026-06-15
   days on market $219,900 Active 59 DOM
6. 2026-06-14
   days on market $219,900 Active 57 DOM
7. 2026-06-13
   days on market $219,900 Active 56 DOM
8. 2026-06-10
   days on market $219,900 Active 54 DOM
9. 2026-06-09
   days on market $219,900 Active 53 DOM
10. 2026-06-08
    days on market $219,900 Active 52 DOM
11. 2026-06-07
    pricedays on market $219,900 Active 51 DOM
12. 2026-06-03
    days on market $234,900 Active 47 DOM
13. 2026-06-03
    days on market $234,900 Active 46 DOM
14. 2026-06-01
    days on market $234,900 Active 45 DOM
15. 2026-05-31
    days on market $234,900 Active 44 DOM
16. 2026-05-15
    price $234,900
17. 2026-04-17
    listed $239,900 Active
18. 2022-08-26
    soldstatus $3,463,668
19. 2018-12-20
    historical
20. 2018-12-15
    price $83,700
21. 2018-12-14
    status Active
22. 2018-11-15
    historical
23. 2018-11-09
    listed $92,070 Active
24. 2008-10-03
    soldstatus $114,900
25. 2008-10-02
    soldstatus $114,900

ⓘ 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: $4,443 · $370/mo
• Projected year-2 tax: $4,443 · $370/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 14 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: $22,232
• − Mortgage interest: −$11,758
• − Property taxes: −$4,443
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$6,106
• Taxable loss: −$4,682
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $-15/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

• Census place: Irmo, SC
• County: Richland County · 389,530 people
• City population: 38,201
• Metro: Columbia, SC
• Population (ZIP): 38,201
• Household income: $91,973
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 962.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 4% Serbian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% 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: ▼ -130.57%
• Current HPI: 204.0147
• Rent YoY: ▲ 0.78%
• 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

+104.4% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $234,900 Consolidated MLS
• 2026-04-17 Listed $239,900 Consolidated MLS
• 2022-08-26 Sold (Public Records) $3,463,668 Public Records
• 2018-12-20 Delisted — Consolidated MLS
• 2018-12-15 Price Changed $83,700 Consolidated MLS
• 2018-12-14 Relisted — Consolidated MLS
• 2018-11-15 Delisted — Consolidated MLS
• 2018-11-09 Listed $92,070 Consolidated MLS
• 2008-10-03 Sold (Public Records) $114,900 Public Records
• 2008-10-02 Sold (Public Records) $114,900 Public Records

Property tax history

+10.1%/yr

Latest (2024): $4,443 · -22.9% YoY. Source: county tax records.