945 Brookfield Dr · Pine Ridge, SC 29172

$219,900

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 73 Days on market

Built 1980 0.26 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks

1 story ranch style home with open floor plan and newer updates. . Enjoy living on a corner lot on one level, with tons of storage and a great open floor plan. Welcome to 945 Brookfield Drive. Come see this great home with loads of natural light and a bright open concept. As you enter the home you are greeted with an open floorplan with formal dining area, great room with gas fireplace, eat in area, and kitchen. Down the hallway you will find 3 bedrooms and 2 full bathrooms. In the hall is the washer and dryer hookups(currently used for storage). Outside features a large corner lot with a parking pad on the left that leads to the side deck. Fully fenced backyard with storage shed and rear

Key facts

• Open floor plan
• Natural light
• Gas fireplace

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• NATURAL LIGHT
• FORMAL DINING AREA
• GAS FIREPLACE
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Cable TV available

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer; Solar features; Thermopane windows
• Home design: Single-story home; Stucco (synthetic) exterior
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Covered back porch; Deck; Patio; Shed; Workshop; Full gutters; Privacy vinyl fence in rear

Interior

• Kitchen: Eat-in kitchen with bar; Formica countertops; Painted cabinets; Backsplash; Laminate flooring; Built-in microwave; Refrigerator; Dishwasher; Smooth surface range
• Bedrooms: Primary bedroom on main level with private bath, separate shower, walk-in closet and ceiling fan; Bedroom 2 on main level with shared bath, ceiling fan and laminate floors; Bedroom 3 on main level with shared bath, ceiling fan and laminate floors
• Flooring: Laminate floors in bedrooms and great room
• Bathrooms: Two full bathrooms (including two main full baths)
• Heating & cooling: Central heating; Central cooling
• Interior features: Smoke detector; Attic with pull-down access; Attic access; Fireplace with natural gas log (1); Smooth surface range
• Laundry & utility: Washer and dryer included; Laundry in closet on main level; Gas water heater; Heated laundry space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (25.7% below list).
• Recommended offer: $163k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.7% in Pine Ridge — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#116 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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.
• Zoned schools: Herbert A. Wood Elementary (math 26% / reading 28%, grade F, #421 of 597 statewide, top 73%, 967 students, 100% FRL); Airport High (math 40% / reading 79%, grade C+, #110 of 196 statewide, top 58%, 1,428 students, 84% FRL) — zoned schools average 92% FRL vs 59% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 56 active listings in the ZIP; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $64k; list at $220k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $163,355 (25.7% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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 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. 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?
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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.71×
• Total profit: $105,192
• Equity at exit: $198,103

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $321,300
• Equity at exit: $427,217

Cash invested: $61,572 (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 29172

• Home prices YoY: 14.4%
• Active inventory: 56
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-229

Break-even live

Break-even rent $1,924

Max offer price $186,738

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-153	+0% $-229	+5% $-305	+10% $-381
Rent	-10% $-358	-5% $-294	+0% $-229	+5% $-165	+10% $-100
Rate	-1.0pp $-118	-0.5pp $-173	base $-229	+0.5pp $-286	+1.0pp $-344

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-03-30
   price $219,900
3. 2026-02-20
   listed $225,000 Active
4. 2025-12-09
   listed $238,000 Active
5. 1994-01-01
   soldstatus $64,000
6. 1987-02-01
   soldstatus $57,700

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $19,603
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$6,397
• Taxable loss: −$6,647
• Est. tax savings @ 24.0%: +$1,595
• After-tax cash flow: $-1,155/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 — Pine Ridge

• Score: 66/100
• State rank: #116
• US rank: #11691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, SC
• Population (ZIP): 9,354

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 0.55)
• Race & ethnicity: White 60% Black 29% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Serbian 7% Slovak 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 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: ▲ 45.94%
• Current HPI: 364.73
• Rent YoY: —
• Metro: —
• 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

+281.1% since first listed

6 events — show timeline

• 2026-05-05 Pending — Consolidated MLS
• 2026-03-30 Price Changed $219,900 Consolidated MLS
• 2026-02-20 Listed $225,000 Consolidated MLS
• 2025-12-09 Listed $238,000 Consolidated MLS
• 1994-01-01 Sold (Public Records) $64,000 Public Records
• 1987-02-01 Sold (Public Records) $57,700 Public Records

Property tax history

-20.8%/yr

Latest (2024): $108 · +17.1% YoY. Source: county tax records.