4 bd · 3.0 ba ·
2,335 sqft ·
Built 2006
· SingleFamily
· Pending
· 34 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,332/mo
Mortgage (P&I)
−$1,573
Tax + insurance
−$294
HOA
−$40
Vac / Maint / Mgmt
−$490
Net cashflow
$-65/mo
Annual
$-780/yr
Cap rate
6.03%
Cash-on-cash
-0.93%
DSCR
0.96
1% rule
0.78%
Cash to close
$84,000
Investor read
This is a 4-bed/3.0-bath single-family listed at $300k.
At list price, monthly cash flow is $-65 ($-780/yr) — negative.
To cash-flow at today's rent, offer at most $289k (3.8% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (22.3% below list).
It's been on market 34 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $233k (22.3% 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: Sandlapper Elementary (math 30% / reading 34%, grade F, #369 of 597 statewide, top 64%, 656 students, 71% FRL); Longleaf Middle (math 19% / reading 41%, grade F, #136 of 229 statewide, top 60%, 802 students, 69% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 69% FRL vs 38% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: Rents rising (+2.8%/yr); 417 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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.
Current owner paid $190k; list at $300k implies a 58% gain — meaningful room to come down on a strong offer.
Climate carrying-cost: major wind risk, 62% 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.
This rent runs 38% of the median local income ($74k/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?
It's been on market 34 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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.
CashFlowRE · CFR-7HZG6S7QX96QM7
· Data 4 weeks agocashflowre.app · 2026-05-29