228 Rolling Rock Rd · Seven Oaks, SC 29212

$250,000

3 bd · 2.0 ba · 1,202 sqft · SingleFamily public records · 8 Days on market

Built 1997 9,583 sqft lot $7/mo HOA

---

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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath home in the Rapids neighborhood! Featuring an open floor plan. This home has both comfort and functionality. The spacious living area is anchored with storm shutters perfect for relaxing evenings. Step outside to a large, fully fenced backyard—ideal for entertaining, pets, or enjoying your own private retreat. Built in 1997 and thoughtfullymaintained, this home blends classic charm with modern touches. Don’t miss this move-in ready gem! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Open floor plan
• Storm shutters
• 9,583 sq ft lot

Tags

• OPEN FLOOR PLAN
• STORM SHUTTERS
• FULLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with one garage space
• Utilities: Public water; Public sewer
• Home design: Two-story property
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Private maintenance road

Interior

• Kitchen: Eat-in galley kitchen; Formica countertops; Painted cabinets; Vinyl flooring; Includes dishwasher, disposal, refrigerator, and free-standing self-cleaning range; Kitchen located on the main level
• Bedrooms: Master bedroom on the main level with garden tub, private bath, walk-in closet, tub/shower, and ceiling fan; Second bedroom on the main level with shared bath, ceiling fan, and private closet; Third bedroom on the main level with shared tub/shower, ceiling fan, and private closet
• Flooring: Vinyl flooring in the kitchen
• Bathrooms: Two full bathrooms (including two main full baths)
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Family room on the main level; Compactor, Dishwasher, Disposal, Refrigerator; Free-standing self-cleaning range; Central heating; Central cooling
• Laundry & utility: Laundry in a closet on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-38 ($-453/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (26.5% below list).
• Recommended offer: $184k (26.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#65 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime C-, 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: Leaphart Elementary (math 31% / reading 30%, grade F, #389 of 597 statewide, top 66%, 492 students, 100% FRL); Irmo Middle (math 30% / reading 38%, grade F, #110 of 229 statewide, top 49%, 1,011 students, 100% FRL); Irmo High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 1,307 students, 100% FRL) — zoned schools average 100% FRL vs 27% district-wide (73 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 211 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; list at $250k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $183,650 (26.5% below list)

Questions for the listing agent

1. 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?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.73% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-48,417
• Equity at exit: $37,276

10-year hold

• IRR: -20.6%
• Equity multiple: 0.05×
• Total profit: $-66,541
• Equity at exit: $21,615

Cash invested: $70,000 (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 29212

• Rents YoY: -0.2%
• Active inventory: 211
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$104
• HOA: −$7
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-38

Break-even live

Break-even rent $1,884

Max offer price $243,330

Occupancy floor 97%

Sensitivity live

Price	-10% $104	-5% $33	+0% $-38	+5% $-109	+10% $-179
Rent	-10% $-183	-5% $-110	+0% $-38	+5% $35	+10% $107
Rate	-1.0pp $88	-0.5pp $26	base $-38	+0.5pp $-103	+1.0pp $-168

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
289 Rolling Rock Rd Columbia, SC	3.0	2.0	1241	$1,750	$1.41	25d	1	0.07mi
286 Woodwinds Dr Columbia, SC	3.0	2.0	1497	$1,911	$1.28	25d	1	0.30mi

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 7 events

1. 2026-06-21
   days on market $250,000 Active 8 DOM
2. 2026-06-18
   days on market $250,000 Active 5 DOM
3. 2026-06-17
   days on market $250,000 Active 4 DOM
4. 2026-06-16
   days on market $250,000 Active 3 DOM
5. 2026-06-15
   days on market $250,000 Active 2 DOM
6. 2026-06-14
   remarks 587-char remark
7. 2026-06-14
   listed $250,000 Active 1 DOM

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$628/yr (+$52/mo · 78.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $22,038
• − Mortgage interest: −$14,004
• − Property taxes: −$797
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − HOA: −$84
• − Depreciation: −$7,273
• Taxable loss: −$4,896
• Est. tax savings @ 24.0%: +$1,175
• After-tax cash flow: $722/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 — Seven Oaks

• Score: 70/100
• State rank: #65
• US rank: #7742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seven Oaks, SC
• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 27,657
• Household income: $77,142
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 863.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 25% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 3%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -139.55%
• Current HPI: 212.5173
• Rent YoY: ▼ -0.23%
• 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

+1462.5% since first listed

8 events — show timeline

• 2026-06-13 Listed $250,000 Consolidated MLS
• 2020-09-01 Sold (Public Records) $130,000 Public Records
• 2020-08-17 Delisted — Consolidated MLS
• 2020-08-15 Listed $130,000 Consolidated MLS
• 2009-09-29 Sold (Public Records) $111,000 Public Records
• 2004-10-13 Sold (Public Records) $110,000 Public Records
• 2000-10-20 Sold (Public Records) $97,500 Public Records
• 1997-07-01 Sold (Public Records) $16,000 Public Records

Property tax history

-8.0%/yr

Latest (2024): $797 · +0.4% YoY. Source: county tax records.