10 Cockspur Cir · Irmo, SC 29063-2760

$229,900

3 bd · 2.0 ba · 1,417 sqft · SingleFamily public records · 131 Days on market

Built 1983 0.35 ac 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 +9.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home has been new paint entire house and repair done and wash look very nice neighbors home has through-out hardwood floor 3 bed 2 bath and nice large back yard locate cul-de-Sac area much more . .. .. . Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Hardwood floor
• Cul-de-sac area
• New paint

Tags

• NEW PAINT
• HARDWOOD FLOOR
• LARGE BACK YARD
• CUL-DE-SAC AREA

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story/main-level living (primary living spaces on main level)
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access

Interior

• Kitchen: Eat-in kitchen with Formica countertops and stained wood cabinets; Dishwasher; Refrigerator; Free-standing range
• Bedrooms: Master bedroom on the main level with his-and-hers closets and private bath; Two additional main-level bedrooms with shared bath
• Flooring: Hardwood floors in formal living and great room
• Bathrooms: Two full bathrooms (including master bath)
• Heating & cooling: Central heating and cooling; Heat pump on the first level
• Interior features: Bay window in the formal living room; Hardwood floors in the formal living and great room; Fireplace (1)
• Laundry & utility: Mud room laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (21.8% below list).
• Recommended offer: $180k (21.8% 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: 1 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $230k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $179,829 (21.8% 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 131 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.78% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.35%
• DSCR: 0.85
• GRM: 10.7

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: 4.4%
• Equity multiple: 1.25×
• Total profit: $16,290
• Equity at exit: $103,373

10-year hold

• IRR: 7.6%
• Equity multiple: 2.15×
• Total profit: $74,106
• Equity at exit: $159,310

Cash invested: $64,372 (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 29063-2760

• Active inventory: 1
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$299 /mo · $3,586/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-180

Break-even live

Break-even rent $2,026

Max offer price $198,174

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
530 Chadford Rd Irmo, SC	3.0	2.0	1196	$1,695	$1.42	14d	1	0.12mi
312 Bow Church Rd Irmo, SC	3.0	2.0	1505	$1,861	$1.24	11d	1	0.14mi
508 Cornerstone Cir Irmo, SC	3.0	2.0	1867	$2,200	$1.18	23d	1	0.30mi
228 Chadford Rd Irmo, SC	3.0	2.0	1318	$1,861	$1.41	14d	1	0.42mi
22 Dean Crest Ct Irmo, SC	3.0	2.0	1301	$1,695	$1.30	3d	1	0.43mi
136 Weston Watch Rd Irmo, SC	3.0	2.0	1200	$1,695	$1.41	3d	1	0.65mi
13 Dyers Hall Ct Irmo, SC	3.0	2.0	1127	$1,699	$1.51	23d	1	0.78mi
1 Crescent Ln Columbia, SC	2.0	1.5	1300	$1,380	$1.06	2d	1	1.00mi
108 Cranewater Dr Columbia, SC	3.0	2.5	1600	$1,795	$1.12	23d	1	1.40mi
104 Tuscany Ct Irmo, SC	3.0	2.5	1248	$1,850	$1.48	14d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $229,900 Active 131 DOM
2. 2026-06-17
   days on market $229,900 Active 130 DOM
3. 2026-06-16
   days on market $229,900 Active 129 DOM
4. 2026-06-15
   days on market $229,900 Active 128 DOM
5. 2026-06-14
   days on market $229,900 Active 126 DOM
6. 2026-06-13
   days on market $229,900 Active 125 DOM
7. 2026-06-10
   days on market $229,900 Active 123 DOM
8. 2026-06-09
   days on market $229,900 Active 122 DOM
9. 2026-06-08
   days on market $229,900 Active 121 DOM
10. 2026-06-07
    days on market $229,900 Active 120 DOM
11. 2026-06-03
    days on market $229,900 Active 116 DOM
12. 2026-06-03
    days on market $229,900 Active 115 DOM
13. 2026-06-01
    days on market $229,900 Active 114 DOM
14. 2026-05-31
    days on market $229,900 Active 113 DOM
15. 2026-02-06
    listed $229,900 Active
16. 2000-01-27
    soldstatus $89,900
17. 1983-12-01
    soldstatus $10,000

ⓘ 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: $3,586 · $299/mo
• Projected year-2 tax: $3,586 · $299/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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $21,579
• − Mortgage interest: −$12,878
• − Property taxes: −$3,586
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$6,688
• Taxable loss: −$6,175
• Est. tax savings @ 24.0%: +$1,482
• After-tax cash flow: $-673/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

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

+2199.0% since first listed

3 events — show timeline

• 2026-02-06 Listed $229,900 Consolidated MLS
• 2000-01-27 Sold (Public Records) $89,900 Public Records
• 1983-12-01 Sold (Public Records) $10,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,586 · +0.7% YoY. Source: county tax records.