305 Wharfsdale Rd · Irmo, SC 29063

$164,900

3 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 70 Days on market

Built 1982 8,276 sqft lot

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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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +5.7/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom home nestled in the established New Friarsgate community of Irmo. Boasting a functional layout and a spacious lot, this residence offers the perfect canvas for homeowners looking to add their personal touch or investors seeking a solid addition to their portfolio. The large backyard provides ample space for outdoor entertaining, while the prime location puts you minutes away from the shopping and dining at Harbison Blvd, Lake Murray, and top-rated Richland District 5 schools. Don't miss this opportunity to own in a quiet, sought-after neighborhood with no HOA! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in lis

Key facts

• Outdoor entertaining
• Large backyard
• Quiet neighborhood

Tags

• LARGE BACKYARD
• OUTDOOR ENTERTAINING
• PRIME LOCATION
• SHOPPING AND DINING
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Wood Fiber-Masonite exterior finish; Crawlspace foundation
• Exterior features: Deck; Shed; Workshop; Chain link fence; Paved road access; Public water

Interior

• Kitchen: Formica countertops; Painted cabinets; Laminate flooring; Microwave above stove; Dishwasher; Disposal; Free-standing range
• Bedrooms: Master bedroom (main level) with private bath; Bedroom 2 (main level) with shared bath; Bedroom 3 (main level) with shared bath
• Flooring: Laminate flooring in great room and kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central cooling; Heat pump on main level
• Interior features: Great room with fireplace and ceiling fan; Great room has laminate flooring; Kitchen with painted cabinets and Formica countertops
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.

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; 315 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $5k 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 70 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $165k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.14% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 7.3

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: -13.0%
• Equity multiple: 0.54×
• Total profit: $-21,179
• Equity at exit: $24,587

10-year hold

• IRR: -8.5%
• Equity multiple: 0.53×
• Total profit: $-21,717
• Equity at exit: $14,258

Cash invested: $46,172 (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: 315
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$865
• Tax from tax record: −$401 /mo · $4,810/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $149

Break-even live

Break-even rent $1,689

Max offer price $164,900

Occupancy floor 87%

Sensitivity live

Price	-10% $242	-5% $196	+0% $149	+5% $102	+10% $56
Rent	-10% $1	-5% $75	+0% $149	+5% $223	+10% $297
Rate	-1.0pp $232	-0.5pp $191	base $149	+0.5pp $106	+1.0pp $63

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Dean Crest Ct Irmo, SC	3.0	2.0	1301	$1,695	$1.30	3d	1	0.13mi
228 Chadford Rd Irmo, SC	3.0	2.0	1318	$1,861	$1.41	15d	1	0.19mi
530 Chadford Rd Irmo, SC	3.0	2.0	1196	$1,695	$1.42	15d	1	0.33mi
1 Crescent Ln Columbia, SC	2.0	1.5	1300	$1,380	$1.06	3d	1	0.66mi
136 Weston Watch Rd Irmo, SC	3.0	2.0	1200	$1,695	$1.41	3d	1	0.90mi
13 Dyers Hall Ct Irmo, SC	3.0	2.0	1127	$1,699	$1.51	24d	1	0.94mi
104 Tuscany Ct Irmo, SC	3.0	2.5	1248	$1,850	$1.48	15d	1	1.21mi

Listing history 23 events

1. 2026-06-18
   days on market $164,900 Active 70 DOM
2. 2026-06-17
   days on market $164,900 Active 69 DOM
3. 2026-06-16
   days on market $164,900 Active 68 DOM
4. 2026-06-15
   pricedays on market $164,900 Active 67 DOM
5. 2026-06-14
   days on market $169,900 Active 65 DOM
6. 2026-06-13
   days on market $169,900 Active 64 DOM
7. 2026-06-10
   days on market $169,900 Active 62 DOM
8. 2026-06-09
   days on market $169,900 Active 61 DOM
9. 2026-06-08
   days on market $169,900 Active 60 DOM
10. 2026-06-07
    pricedays on market $169,900 Active 59 DOM
11. 2026-06-03
    days on market $174,900 Active 55 DOM
12. 2026-06-03
    days on market $174,900 Active 54 DOM
13. 2026-06-01
    days on market $174,900 Active 53 DOM
14. 2026-05-31
    days on market $174,900 Active 52 DOM
15. 2026-05-15
    price $174,900
16. 2026-04-25
    price $179,900
17. 2026-04-09
    listed $184,900 Active
18. 2018-07-25
    soldstatus $100,000
19. 2007-07-31
    soldstatus $90,600
20. 2000-10-23
    soldstatus $73,000
21. 2000-10-23
    soldstatus $73,000
22. 1996-12-02
    soldstatus $68,000
23. 1982-03-01
    soldstatus $8,000

ⓘ 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: $4,810 · $401/mo
• Projected year-2 tax: $4,810 · $401/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $22,533
• − Mortgage interest: −$9,237
• − Property taxes: −$4,810
• − Insurance: −$824
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$4,797
• Taxable loss: −$741
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $1,967/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

+2086.2% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $174,900 Consolidated MLS
• 2026-04-25 Price Changed $179,900 Consolidated MLS
• 2026-04-09 Listed $184,900 Consolidated MLS
• 2018-07-25 Sold (Public Records) $100,000 Public Records
• 2007-07-31 Sold (Public Records) $90,600 Public Records
• 2000-10-23 Sold (Public Records) $73,000 Public Records
• 2000-10-23 Sold (Public Records) $73,000 Public Records
• 1996-12-02 Sold (Public Records) $68,000 Public Records
• 1982-03-01 Sold (Public Records) $8,000 Public Records

Property tax history

+17.1%/yr

Latest (2025): $4,810 · -8.8% YoY. Source: county tax records.