269 Mossborough Dr · Oak Grove, SC 29073

$286,500

3 bd · 3.0 ba · 1,324 sqft · SingleFamily public records · 78 Days on market

Built 2001 8,712 sqft lot

---

Why this score? — see what drove the F 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 +9.2/30.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This updated home with over 2300 finished square feet offers a finished walk out basement with bedroom, full bathroom and large living room as well as storage! Great for in-law suite or even a lower rental space! NO HOA FEES! Updates include roof (2026), interior paint, stainless appliances, exterior deck paint, storage shed and fenced back yard! Private view to wooded area behind the property. Located conveniently to access all Lexington has to do and in a less congested area for your commute with easy access to I20 or I26!! Welcome Home! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Fenced back yard
• Full bathroom
• Large living room

Tags

• FINISHED WALK OUT BASEMENT
• FULL BATHROOM
• LARGE LIVING ROOM
• STORAGE SHED
• FENCED BACK YARD
• PRIVATE VIEW

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story; Slab foundation
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Deck; Vinyl exterior; Rear chain-link fence

Interior

• Kitchen: Eat-in kitchen; Painted cabinets; Free-standing range; Dishwasher
• Bedrooms: Master bedroom on main with private bath, walk-in closet and tray ceilings; Bedroom 2 on main with shared bath; Bedroom 3 on main with shared bath; Bedroom 4 on lower level with shared bath
• Bathrooms: Three full baths total; two full baths on main, one full bath on lower level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Finished lower level; Basement present; Smoke detector; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (34.4% below list).
• Recommended offer: $188k (34.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#114 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D, 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: Northside Middle (math 27% / reading 35%, grade F, #128 of 229 statewide, top 58%, 555 students, 91% FRL); Brookland-Cayce High (math 32% / reading 77%, grade C-, #130 of 196 statewide, top 69%, 1,171 students, 100% FRL) — zoned schools average 95% FRL vs 59% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 572 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $9k 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 78 days — a 6% lower offer ($269k) 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 $131k; list at $286k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $187,980 (34.4% 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 78 days. Have you received any prior offers? Is the seller open to a 34% 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. Crime grade is D 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. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 12.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.24% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-59,711
• Equity at exit: $42,718

10-year hold

• IRR: -14.8%
• Equity multiple: 0.15×
• Total profit: $-68,215
• Equity at exit: $24,771

Cash invested: $80,220 (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 29073

• Home prices YoY: -19.1%
• Rents YoY: 3.2%
• Active inventory: 572
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,880 high
• Mortgage (P&I): −$1,502
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-213

Break-even live

Break-even rent $2,150

Max offer price $248,788

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-132	+0% $-213	+5% $-295	+10% $-376
Rent	-10% $-362	-5% $-288	+0% $-213	+5% $-139	+10% $-65
Rate	-1.0pp $-69	-0.5pp $-141	base $-213	+0.5pp $-288	+1.0pp $-363

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: $71,625
• Closing costs: $8,595
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3220 Woodsen Cir West Columbia, SC	3.0	2.0	1475	$1,800	$1.22	25d	1	0.37mi
200 # W Unit Woodberry Rd unit West Columbia, SC	2.0	2.0	1000	$1,300	$1.30	4d	1	0.68mi
308 Chisolm Ct Lexington, SC	3.0	2.0	1305	$1,800	$1.38	25d	1	0.69mi
105 Landford Ct Lexington, SC	3.0	2.0	1260	$1,450	$1.15	5d	1	0.79mi
133 Brewers Oak Ln West Columbia, SC	3.0	2.5	1600	$2,049	$1.28	4d	1	1.27mi
213 Favorite Ct West Columbia, SC	3.0	2.5	1251	$1,695	$1.35	23d	1	1.27mi
536 Idlewood Park Dr West Columbia, SC	2.0	2.5	1100	$1,395	$1.27	25d	1	1.29mi

Listing history 11 events

1. 2026-05-11
   historical Active - Contingent
2. 2026-05-07
   price $286,500
3. 2026-04-24
   price $289,900
4. 2026-04-06
   price $295,000
5. 2026-04-06
   status Active
6. 2026-04-03
   status Pending
7. 2026-03-20
   historical Active - Contingent
8. 2026-03-06
   listed $300,000 Active
9. 2014-11-14
   soldstatus $131,100
10. 2007-08-06
    soldstatus $156,000
11. 1999-07-07
    soldstatus $25,000

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$713/yr (+$59/mo · 77.4%)

ⓘ 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 ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $22,558
• − Mortgage interest: −$16,048
• − Property taxes: −$921
• − Insurance: −$1,432
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$8,335
• Taxable loss: −$7,788
• Est. tax savings @ 24.0%: +$1,869
• After-tax cash flow: $-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 — Oak Grove

• Score: 66/100
• State rank: #114
• US rank: #11681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, SC
• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 53,156
• Household income: $77,229
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 935.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 14% Two or more races 7% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -59.20%
• Current HPI: 249.8957
• Rent YoY: ▲ 3.24%
• 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

+1046.0% since first listed

11 events — show timeline

• 2026-05-11 Contingent — Consolidated MLS
• 2026-05-07 Price Changed $286,500 Consolidated MLS
• 2026-04-24 Price Changed $289,900 Consolidated MLS
• 2026-04-06 Price Changed $295,000 Consolidated MLS
• 2026-04-06 Relisted — Consolidated MLS
• 2026-04-03 Pending — Consolidated MLS
• 2026-03-20 Contingent — Consolidated MLS
• 2026-03-06 Listed $300,000 Consolidated MLS
• 2014-11-14 Sold (Public Records) $131,100 Public Records
• 2007-08-06 Sold (Public Records) $156,000 Public Records
• 1999-07-07 Sold (Public Records) $25,000 Public Records

Property tax history

-6.4%/yr

Latest (2024): $921 · +3.3% YoY. Source: county tax records.