520 Riverside Ln · Cayce, SC 29033

$85,000

3 bd · 1.5 ba · 984 sqft · SingleFamily public records · 35 Days on market

Built 1972

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home has been a rental. It has a new roof (2026) and the aluminum wiring has been replaced with new copper wire. The last tenant painted rooms dark purple and/or black. There is a lot of trash which needs to be picked up/cleaning is needed. We are selling at a firm $85000. AS IS. Houses in this area are going for $140,000 when well maintained. If you want a fix it upper here is a great chance to get in at a good price. Great potential - Handyman special Quiet neighborhood. Close to everything Riverwalk to the Art District Thomas Newman Boat landing. Congaree Creek Heritage Preserve Downtown Columbia/USC/ William Brice Steelhand Brewery This is a firm price please don& apos; t wa

Key facts

• Copper wire
• Close to everything
• Quiet neighborhood

Tags

• NEW ROOF
• ALUMINUM WIRING REPLACED
• COPPER WIRE
• QUIET NEIGHBORHOOD
• CLOSE TO EVERYTHING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#55 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D, crime 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.
• Market conditions: Rents rising (+2.0%/yr); 76 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $588 of loan paydown is wiped out by about $3k 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 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 69% 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.70% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.51%
• DSCR: 2.31
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-4,776
• Equity at exit: $12,674

10-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $4,380
• Equity at exit: $7,349

Cash invested: $23,800 (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 29033

• Home prices YoY: -12.2%
• Rents YoY: 2.0%
• Active inventory: 76
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$446
• Tax from tax record: −$74 /mo · $887/yr
• Insurance: −$35
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $159

Break-even live

Break-even rent $1,243

Max offer price $85,000

Occupancy floor 84%

Sensitivity live

Price	-10% $207	-5% $183	+0% $159	+5% $135	+10% $111
Rent	-10% $45	-5% $102	+0% $159	+5% $216	+10% $273
Rate	-1.0pp $202	-0.5pp $180	base $159	+0.5pp $137	+1.0pp $114

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Lyles St Unit 307 Cayce, SC	2.0	1.0	880	$895	$1.02	24d	1	0.95mi
2801 Julius Felder St Unit 2801 Cayce, SC	2.0	1.0	743	$1,300	$1.75	24d	1	1.07mi
615 Lexington Ave Unit A Cayce, SC	2.0	1.0	800	$1,300	$1.62	24d	1	1.10mi
617 Lexington Ave Unit C Cayce, SC	2.0	1.0	830	$1,300	$1.57	15d	1	1.11mi
1113 Olympia Ave Unit B Columbia, SC	2.0	1.0	800	$1,495	$1.87	24d	1	1.29mi

Listing history 16 events

1. 2026-06-16
   statusdays on market $85,000 Under Contract 35 DOM
2. 2026-06-15
   days on market $85,000 Active 34 DOM
3. 2026-06-14
   days on market $85,000 Active 32 DOM
4. 2026-06-13
   days on market $85,000 Active 31 DOM
5. 2026-06-10
   days on market $85,000 Active 29 DOM
6. 2026-06-09
   days on market $85,000 Active 28 DOM
7. 2026-06-08
   days on market $85,000 Active 27 DOM
8. 2026-06-07
   days on market $85,000 Active 26 DOM
9. 2026-06-05
   days on market $85,000 Active 23 DOM
10. 2026-06-03
    days on market $85,000 Active 22 DOM
11. 2026-06-03
    days on market $85,000 Active 21 DOM
12. 2026-06-02
    days on market $85,000 Active 20 DOM
13. 2026-05-31
    days on market $85,000 Active 19 DOM
14. 2026-05-12
    listed $85,000 Active
15. 2002-03-25
    soldstatus $55,000
16. 1991-04-01
    soldstatus $24,700

ⓘ 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: $887 · $74/mo
• Projected year-2 tax: $887 · $74/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $17,323
• − Mortgage interest: −$4,761
• − Property taxes: −$887
• − Insurance: −$5,544
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$2,473
• Taxable income: $887
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $1,693/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 — Cayce

• Score: 71/100
• State rank: #55
• US rank: #7173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cayce, SC
• County: Lexington County · 232,571 people
• City population: 12,837
• Metro: Columbia, SC
• Population (ZIP): 12,837
• Household income: $61,237
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 425.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 28% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Iranian 2% Italian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 6% 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: ▼ -39.93%
• Current HPI: 288.7749
• Rent YoY: ▲ 2.04%
• 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

+244.1% since first listed

3 events — show timeline

• 2026-05-12 Listed $85,000 FSBO.com
• 2002-03-25 Sold (Public Records) $55,000 Public Records
• 1991-04-01 Sold (Public Records) $24,700 Public Records

Property tax history

-3.8%/yr

Latest (2024): $887 · +7.9% YoY. Source: county tax records.