536 Kenton Dr · Irmo, SC 29063

$209,900

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 86 Days on market

Built 1986 10,454 sqft lot

---

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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated and move-in ready, this home features a bright, modern interior with thoughtful upgrades throughout. Fresh interior paint, new LVP flooring, new carpet, and new light fixtures create a clean, cohesive feel across the living spaces. The kitchen has been refreshed with updated cabinets, new quartz countertops, and a new range, microwave, and dishwasher, offering both style and functionality. Bathrooms have been updated with fresh finishes, and a new breaker panel adds peace of mind. Large windows fill the home with natural light, while the functional layout provides comfortable living and entertaining spaces both inside and out. Disclaimer: CMLS has not reviewed and, ther

Key facts

• Quartz countertops
• Updated cabinets
• New range

Tags

• UPDATED CABINETS
• QUARTZ COUNTERTOPS
• NEW RANGE
• NEW MICROWAVE
• NEW DISHWASHER
• FRESH FINISHES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Partial brick above foundation and vinyl exterior

Interior

• Kitchen: Dishwasher; Built-in microwave; Free-standing range; Quartz countertops
• Bedrooms: Master bedroom on the main level
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Private master bathroom; Quartz countertops; Luxury vinyl plank flooring
• Laundry & utility: Laundry closet

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 $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (8.8% below list).
• Recommended offer: $191k (8.8% 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: Rents flat; 318 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 86 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $191,380 (8.8% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 9.1

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-25,080
• Equity at exit: $31,297

10-year hold

• IRR: -6.3%
• Equity multiple: 0.63×
• Total profit: $-21,534
• 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: 318
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $207

Break-even live

Break-even rent $1,652

Max offer price $209,900

Occupancy floor 84%

Sensitivity live

Price	-10% $326	-5% $266	+0% $207	+5% $147	+10% $88
Rent	-10% $56	-5% $131	+0% $207	+5% $282	+10% $358
Rate	-1.0pp $313	-0.5pp $260	base $207	+0.5pp $152	+1.0pp $97

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
530 Chadford Rd Irmo, SC	3.0	2.0	1196	$1,695	$1.42	15d	1	0.33mi
312 Bow Church Rd Irmo, SC	3.0	2.0	1505	$1,861	$1.24	12d	1	0.44mi
136 Weston Watch Rd Irmo, SC	3.0	2.0	1200	$1,695	$1.41	4d	1	0.45mi
508 Cornerstone Cir Irmo, SC	3.0	2.0	1867	$2,200	$1.18	24d	1	0.54mi
13 Dyers Hall Ct Irmo, SC	3.0	2.0	1127	$1,699	$1.51	24d	1	0.67mi
228 Chadford Rd Irmo, SC	3.0	2.0	1318	$1,861	$1.41	15d	1	0.68mi
22 Dean Crest Ct Irmo, SC	3.0	2.0	1301	$1,695	$1.30	4d	1	0.71mi
1 Crescent Ln Columbia, SC	2.0	1.5	1300	$1,380	$1.06	3d	1	1.29mi
108 Cranewater Dr Columbia, SC	3.0	2.5	1600	$1,795	$1.12	24d	1	1.47mi

Listing history 29 events

1. 2026-06-21
   days on market $209,900 Active 86 DOM
2. 2026-06-18
   days on market $209,900 Active 83 DOM
3. 2026-06-17
   days on market $209,900 Active 82 DOM
4. 2026-06-16
   days on market $209,900 Active 81 DOM
5. 2026-06-15
   days on market $209,900 Active 80 DOM
6. 2026-06-14
   days on market $209,900 Active 78 DOM
7. 2026-06-13
   pricedays on market $209,900 Active 77 DOM
8. 2026-06-10
   days on market $214,900 Active 75 DOM
9. 2026-06-09
   days on market $214,900 Active 74 DOM
10. 2026-06-08
    days on market $214,900 Active 73 DOM
11. 2026-06-07
    days on market $214,900 Active 72 DOM
12. 2026-06-03
    days on market $214,900 Active 68 DOM
13. 2026-06-03
    days on market $214,900 Active 67 DOM
14. 2026-06-01
    days on market $214,900 Active 66 DOM
15. 2026-05-31
    days on market $214,900 Active 65 DOM
16. 2026-05-05
    price $214,900
17. 2026-03-27
    listed $225,000 Active
18. 2026-02-20
    soldstatus $145,000
19. 2023-11-21
    soldstatus $149,900
20. 2023-10-27
    status Pending
21. 2023-10-12
    historical Active - Contingent
22. 2023-10-10
    status Active
23. 2023-10-02
    historical Active - Contingent
24. 2023-09-28
    listed $149,900 Active
25. 2023-09-28
    listed $149,900 Active
26. 2003-08-21
    soldstatus $85,000
27. 1995-05-03
    soldstatus $68,000
28. 1986-11-01
    soldstatus $12,000
29. 1986-11-01
    soldstatus $54,850

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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 2/10 Low
• 🌡 Heat 7/10 Severe 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: $22,966
• − Mortgage interest: −$11,758
• − Property taxes: −$1,402
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$6,106
• Taxable loss: −$1,024
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $2,728/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 (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: 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 · 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: ▼ -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

+1690.8% since first listed

14 events — show timeline

• 2026-05-05 Price Changed $214,900 Consolidated MLS
• 2026-03-27 Listed $225,000 Consolidated MLS
• 2026-02-20 Sold (Public Records) $145,000 Public Records
• 2023-11-21 Sold (Public Records) $149,900 Public Records
• 2023-10-27 Pending — Consolidated MLS
• 2023-10-12 Contingent — Consolidated MLS
• 2023-10-10 Relisted — Consolidated MLS
• 2023-10-02 Contingent — Consolidated MLS
• 2023-09-28 Listed $149,900 Consolidated MLS
• 2023-09-28 Listed $149,900 Consolidated MLS
• 2003-08-21 Sold (Public Records) $85,000 Public Records
• 1995-05-03 Sold (Public Records) $68,000 Public Records
• 1986-11-01 Sold (Public Records) $54,850 Public Records
• 1986-11-01 Sold (Public Records) $12,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $1,402 · +3.9% YoY. Source: county tax records.