4 bd · 2.5 ba ·
2,505 sqft ·
Built 2026
· SingleFamily
· Pending
· 19 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,475/mo
Mortgage (P&I)
−$1,622
Tax + insurance
−$515
HOA
−$48
Vac / Maint / Mgmt
−$520
Net cashflow
$-230/mo
Annual
$-2,757/yr
Cap rate
5.40%
Cash-on-cash
-3.18%
DSCR
0.86
1% rule
0.80%
Cash to close
$86,577
Investor read
This is a 4-bed/2.5-bath single-family listed at $309k.
At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
To cash-flow at today's rent, offer at most $276k (10.8% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (20.0% below list).
It's been on market 19 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $247k (20.0% below list) — sets the bar for 1% rule.
Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
Location reads 78/100 on livability (#18 in SC, #2,436 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
Richland 02 (suburban): math 35% / reading 47% proficiency, ranked #29 of 80 in SC (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Pontiac Elementary (math 39% / reading 35%, grade F, #315 of 597 statewide, top 55%, 724 students, 68% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
Zoned-school proficiency averages 55% at this address vs 41% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
Market conditions: Rents rising (+2.7%/yr); 334 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
This rent runs 34% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
Crime grade is F 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?
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?
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.
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.
CashFlowRE · CFR-2ZZRJBBFWN5RBA
· Data 3 weeks agocashflowre.app · 2026-05-29