120 Eastwind Rd · Eastover, SC 29044

$180,000

4 bd · 2.0 ba · 1,786 sqft · SingleFamily public records · 47 Days on market

Built 1979 1.20 ac 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 +15.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.3/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this 4-bedroom, 2-bath home on a large rural lot in Eastover. Investment opportunity!!! This property is being sold collectively with 114 Eastwind Rd, MLS #628022, offering buyers the opportunity to purchase the home and adjoining lot together. Ideal for investors, buyers looking for additional land, or those seeking a property with future potential. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Spacious lot
• No hoa
• Large rural lot

Tags

• LARGE RURAL LOT
• SPACIOUS LOT
• NO HOA
• CONVENIENT ACCESS TO COLUMBIA
• QUIET COUNTRY SETTING

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Septic sewer; Well water
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Gravel road access; Tucked on a 1.2-acre lot; Private well

Interior

• Bedrooms: Primary bedroom located on the second floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace; Total heated area approximately 1,786

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $61 ($734/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (17.2% below list).
• Recommended offer: $149k (17.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#370 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Richland 01 (urban): math 26% / reading 36% proficiency, ranked #54 of 80 in SC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Webber School (math 30% / reading 30%, grade F, #394 of 597 statewide, top 66%, 190 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 54 active listings in the ZIP; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; list at $180k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; major 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 $149,010 (17.2% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
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: 0.83% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 10.1

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: 25.3%
• Equity multiple: 3.02×
• Total profit: $101,872
• Equity at exit: $162,158

10-year hold

• IRR: 22.3%
• Equity multiple: 6.89×
• Total profit: $296,821
• Equity at exit: $349,700

Cash invested: $50,400 (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 29044

• Home prices YoY: 7.0%
• Active inventory: 54
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,490 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $61

Break-even live

Break-even rent $1,413

Max offer price $180,000

Occupancy floor 91%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $180,000 Active 47 DOM
2. 2026-06-17
   days on market $180,000 Active 46 DOM
3. 2026-06-16
   days on market $180,000 Active 45 DOM
4. 2026-06-15
   days on market $180,000 Active 44 DOM
5. 2026-06-14
   days on market $180,000 Active 42 DOM
6. 2026-06-10
   days on market $180,000 Active 39 DOM
7. 2026-06-09
   days on market $180,000 Active 38 DOM
8. 2026-06-08
   days on market $180,000 Active 37 DOM
9. 2026-06-07
   days on market $180,000 Active 36 DOM
10. 2026-06-03
    days on market $180,000 Active 32 DOM
11. 2026-06-03
    days on market $180,000 Active 31 DOM
12. 2026-06-01
    days on market $180,000 Active 30 DOM
13. 2026-05-31
    days on market $180,000 Active 29 DOM
14. 2026-05-01
    listed $180,000 Active
15. 2014-11-26
    soldstatus $97,000

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,165 · $97/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,881
• − Mortgage interest: −$10,083
• − Property taxes: −$1,165
• − Insurance: −$900
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$5,236
• Taxable loss: −$2,364
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $1,301/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: Richland 01
• NCES district ID: 4503360
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $38,931
• Composite: 25.94/100
• National rank: #7335
• State rank: #54 of 80 in SC

Livability — Eastover

• Score: 49/100
• State rank: #370
• US rank: #25856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,299

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 Black (56%)
• Race & ethnicity: Black 56% White 38% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 13.20%
• Current HPI: 200.54
• 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

+85.6% since first listed

2 events — show timeline

• 2026-05-01 Listed $180,000 Consolidated MLS
• 2014-11-26 Sold (Public Records) $97,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,165 · +4.2% YoY. Source: county tax records.