175 Savannah Hills Dr · White Knoll, SC 29073

$215,900

3 bd · 2.5 ba · 1,670 sqft · SingleFamily public records · 129 Days on market

Built 2006 0.26 ac lot Est $287k · 25% under $17/mo HOA · 1% of rent

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Why this score? — see what drove the C+ 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
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement! Lots of space for a family who needs 4 true bedrooms, or someone who needs an office, playroom/study and extra bedroom. All bedrooms are upstairs for privacy, with a large master that has a private bath, double sinks, garden tub/shower combo and huge walk in closet. Extra large laundry room up so no dragging clothes up and down and an extra linen closet. Downstairs boasts a huge family room, kitchen with eat-in area, pantry, coat closet and half bath for guests. One of the larger backyards in Lexington Hills, which is partially fenced, so your property goes far behind the fence for a . 26 acre lot. Room for a storage shed or even a pool if approved. Previous survey attach

Key facts

• Double sinks
• Private bath
• Huge family room

Tags

• PRIVATE BATH
• DOUBLE SINKS
• GARDEN TUB
• HUGE WALK IN CLOSET
• EXTRA LARGE LAUNDRY ROOM
• HUGE FAMILY ROOM

Property features AI

Finance

• HOA & community: Community with association; Association fee covers common area maintenance

Exterior

• Parking: Attached 2-car garage (main level)
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Covered front porch; Vinyl exterior finish; Partial privacy fence

Interior

• Kitchen: Eat-in kitchen; Pantry; Formica countertops; Stained wood cabinets; Vinyl flooring; Dishwasher; Disposal; Refrigerator; Free-standing range
• Bedrooms: Primary suite with bay window, garden tub, private bath, walk-in closet, tub/shower combination, ceiling fan, and carpeted floors (second level); Bedroom 2 with private closet and carpeted floors (second level); Bedroom 3 with private closet and carpeted floors (second level); Bedroom 4 with private closet and carpeted floors (second level)
• Flooring: Carpet in bedrooms; Laminate floors in living room; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Two second-level full bathrooms
• Heating & cooling: Heat pump on first level; Heat pump on second level
• Interior features: Ceiling fan(s); Garage opener; Attic with pull-down access
• Laundry & utility: Utility/laundry room (washer/dryer located on second level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $216k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/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 $206k (4.4% below list).
• Recommended offer: $190k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lexington 01 (suburban): math 42% / reading 53% proficiency, ranked #11 of 80 in SC (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carolina Springs Elementary (math 34% / reading 34%, grade F, #359 of 597 statewide, top 60%, 850 students, 41% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL).
• Market conditions: Rents rising (+3.2%/yr); 564 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 129 days — a 12% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $216k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $189,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $287,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 Walking Ln	0.36mi	3/2.5	1,527 (-9%)	22mo	$262,000	$172	51
116 Opago Way	0.58mi	4/2.5 (+1)	1,604 (-4%)	17mo	$230,000	$143	47

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 · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-14,059
• Equity at exit: $32,191

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $15,894
• Equity at exit: $18,667

Cash invested: $60,452 (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 29073

• Home prices YoY: -19.1%
• Rents YoY: 3.2%
• Active inventory: 564
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,132
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$90
• HOA: −$17
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $322

Break-even live

Break-even rent $1,657

Max offer price $215,900

Occupancy floor 79%

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: $53,975
• Closing costs: $6,477
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2237 Trakand Dr Lexington, SC	3.0	2.5	1962	$1,975	$1.01	2d	1	0.17mi
307 Savannah Hills Dr Lexington, SC	3.0	2.5	1612	$1,985	$1.23	23d	1	0.23mi
473 Walking Ln Lexington, SC	3.0	2.5	1835	$2,100	$1.14	23d	1	0.37mi
123 Brevard Pkwy Lexington, SC	1.0–3.0	1.0–2.0	1097	$1,275	$1.16	2d	1	0.72mi
432 Cape Jasmine Way Lexington, SC	4.0	2.5	1600	$2,049	$1.28	3d	1	0.72mi
600 Fern Hall Dr Lexington, SC	2.0–3.0	2.0	1071	$1,277	$1.19	2d	1	0.79mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $215,900 Active 129 DOM
2. 2026-06-17
   days on market $215,900 Active 128 DOM
3. 2026-06-16
   days on market $215,900 Active 127 DOM
4. 2026-06-15
   price $215,900 Active 126 DOM
5. 2026-06-15
   days on market $225,900 Active 126 DOM
6. 2026-06-14
   days on market $225,900 Active 124 DOM
7. 2026-06-10
   days on market $225,900 Active 121 DOM
8. 2026-06-09
   days on market $225,900 Active 120 DOM
9. 2026-06-08
   pricedays on market $225,900 Active 119 DOM
10. 2026-06-07
    days on market $229,900 Active 118 DOM
11. 2026-06-03
    days on market $229,900 Active 114 DOM
12. 2026-06-03
    days on market $229,900 Active 113 DOM
13. 2026-06-02
    days on market $229,900 Active 112 DOM
14. 2026-05-31
    days on market $229,900 Active 111 DOM
15. 2026-04-30
    price $229,900
16. 2026-04-08
    price $235,000
17. 2026-03-12
    price $237,500
18. 2026-02-09
    listed $239,900 Active
19. 2009-07-16
    soldstatus $115,000
20. 2006-03-23
    soldstatus $141,744

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $1,231 · $103/mo
• Expected delta: +$394/yr (+$33/mo · 47.1%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $24,772
• − Mortgage interest: −$12,094
• − Property taxes: −$836
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$204
• − Depreciation: −$6,281
• Taxable income: $314
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $3,788/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 01
• NCES district ID: 4502700
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $61,298
• Composite: 41.75/100
• National rank: #3399
• State rank: #11 of 80 in SC

Livability — White Knoll

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: White Knoll, SC
• County: Lexington County · 232,571 people
• City population: 51,471
• Metro: Columbia, SC
• Population (ZIP): 53,156
• Household income: $77,229
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 935.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -59.20%
• Current HPI: 249.8957
• Rent YoY: ▲ 3.24%
• 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

+62.2% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $229,900 Consolidated MLS
• 2026-04-08 Price Changed $235,000 Consolidated MLS
• 2026-03-12 Price Changed $237,500 Consolidated MLS
• 2026-02-09 Listed $239,900 Consolidated MLS
• 2009-07-16 Sold (Public Records) $115,000 Public Records
• 2006-03-23 Sold (Public Records) $141,744 Public Records

Property tax history

-9.0%/yr

Latest (2024): $836 · +4.4% YoY. Source: county tax records.