3104 Bachman Rd · Pine Ridge, SC 29053

$180,000

4 bd · 1.5 ba · 1,250 sqft · SingleFamily public records · 50 Days on market

Built 1983 0.28 ac lot Est $164k · 10% over

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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 +21.4/30.0
• DSCR +6.8/10.0
• 1% rule +4.6/10.0
• Livability +3.3/5.0
• ARV discount +3.0/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.9/10.0

Listing remarks

Welcome to 3104 Bachman Rd, a residence featuring a well-maintained interior with practical updates throughout. The kitchen includes all stainless steel appliances, contributing to a clean and functional workspace. Interior improvements include fresh interior paint and new flooring throughout the home, supporting a consistent and refreshed appearance across the floor plan. The property also includes a new HVAC system and updated kitchen appliances, adding to the overall upkeep of the home. The exterior features a fenced backyard, providing defined outdoor space that complements the property’s layout. Included 100-Day Home Warranty with buyer activation Disclaimer: CMLS has not reviewe

Key facts

• 0.28 acre lot
• Built 1983
• Listed 50 days

Property features AI

Exterior

• Utilities: Public sewer; Water described as 'Other (See Remarks)'
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Partial brick exterior; Additional exterior finish noted as 'Other'; Paved road access

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central cooling; Electric heating
• Interior features: Total heated area approximately 1,197

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/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 $172k (4.3% below list).
• Recommended offer: $172k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.7% in Pine Ridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#116 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Herbert A. Wood Elementary (math 26% / reading 28%, grade F, #421 of 597 statewide, top 73%, 967 students, 100% FRL); Pine Ridge Middle (math 14% / reading 23%, grade F, #186 of 229 statewide, top 82%, 403 students, 100% FRL); Airport High (math 40% / reading 79%, grade C+, #110 of 196 statewide, top 58%, 1,428 students, 84% FRL) — zoned schools average 95% FRL vs 59% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 140 active listings in the ZIP; 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 $5k 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 50 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,328 (4.3% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $163,750
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1808 Bachman Ct	0.08mi	3/1.5 (-1)	1,142 (-9%)	2mo	$150,000	$131	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-12,294
• Equity at exit: $26,839

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $10,840
• Equity at exit: $15,563

Cash invested: $50,400 (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 29053

• Home prices YoY: -2.9%
• Active inventory: 140
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$76 /mo · $918/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $266

Break-even live

Break-even rent $1,387

Max offer price $180,000

Occupancy floor 80%

Sensitivity live

Price	-10% $368	-5% $317	+0% $266	+5% $215	+10% $164
Rent	-10% $130	-5% $198	+0% $266	+5% $334	+10% $402
Rate	-1.0pp $357	-0.5pp $312	base $266	+0.5pp $219	+1.0pp $172

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-21
   historical Active - Contingent
3. 2026-04-16
   price $180,000
4. 2026-03-26
   price $186,000
5. 2026-03-12
   listed $189,000 Active
6. 2026-02-13
   soldstatus $160,700
7. 1993-07-01
   soldstatus $50,000
8. 1993-07-01
   soldstatus $50,000

ⓘ 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: $918 · $76/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$108/yr (+$9/mo · 11.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,679
• − Mortgage interest: −$10,083
• − Property taxes: −$918
• − Insurance: −$900
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$5,236
• Taxable income: $234
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $3,135/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 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — Pine Ridge

• Score: 66/100
• State rank: #116
• US rank: #11691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,818

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 21% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -8.19%
• Current HPI: 272.1711
• 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

+260.0% since first listed

8 events — show timeline

• 2026-05-01 Pending — Consolidated MLS
• 2026-04-21 Contingent — Consolidated MLS
• 2026-04-16 Price Changed $180,000 Consolidated MLS
• 2026-03-26 Price Changed $186,000 Consolidated MLS
• 2026-03-12 Listed $189,000 Consolidated MLS
• 2026-02-13 Sold (Public Records) $160,700 Public Records
• 1993-07-01 Sold (Public Records) $50,000 Public Records
• 1993-07-01 Sold (Public Records) $50,000 Public Records