1973 Glenn Rd · Pine Ridge, SC 29053

$115,000

4 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 124 Days on market

Built 1999 0.49 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).

• Cash flow +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.9/10.0

Listing remarks

One-story home offering 1,520 square feet with 4 bedrooms and 2 full bathrooms situated on a generous 0.49-acre lot with no HOA. New water heater March 2026! Zoned for Lexington Two schools and conveniently located less than 25 minutes from Main Street Lexington and downtown Columbia. The home features a functional floor plan with multiple living and bedroom options to accommodate a variety of needs. The nearly half-acre lot provides ample space for parking, outdoor use, or future improvements. With no HOA restrictions, there is added flexibility for how the property may be used and enjoyed. This property presents an opportunity for a buyer seeking space, location, and potential in a growin

Key facts

• Generous lot
• Zoned for schools
• One story home

Tags

• ONE STORY HOME
• GENEROUS LOT
• NO HOA
• ZONED FOR SCHOOLS
• MULTIPLE LIVING OPTIONS
• AMPLE SPACE FOR PARKING

Property features AI

Exterior

• Parking: Parking for 4 vehicles
• Utilities: Public water; Septic sewer
• Home design: Single‑story property
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access; Approximately 0.49 acre lot

Interior

• Kitchen: Eat‑in kitchen with bar; Formica countertops; Painted cabinets; Vinyl flooring in the kitchen
• Bedrooms: Master bedroom on main level with garden tub, private bath, separate shower and walk‑in closet; Bedrooms 2–4 on main level with shared baths and private closets
• Flooring: Carpet and vinyl flooring throughout; some tile in bedroom 3
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Molding in formal dining room and great room; Ceiling fans in master bedroom, bedrooms 2–4, and great room; Electric water heater; Free‑standing range
• Laundry & utility: Mud room laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $102k (10.9% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 138 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $795 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 124 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-10,537
• Equity at exit: $17,147

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,101
• Equity at exit: $9,943

Cash invested: $32,200 (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 29053

• Home prices YoY: -2.9%
• Active inventory: 138
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,025 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $128

Break-even live

Break-even rent $863

Max offer price $115,000

Occupancy floor 83%

Sensitivity live

Price	-10% $193	-5% $161	+0% $128	+5% $95	+10% $63
Rent	-10% $47	-5% $87	+0% $128	+5% $168	+10% $209
Rate	-1.0pp $186	-0.5pp $157	base $128	+0.5pp $98	+1.0pp $68

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Busbee Rd Gaston, SC	3.0	2.0	1280	$1,025	$0.80	22d	1	1.21mi

Listing history 14 events

1. 2026-06-08
   days on market $115,000 Active 124 DOM
2. 2026-06-07
   days on market $115,000 Active 123 DOM
3. 2026-06-05
   days on market $115,000 Active 120 DOM
4. 2026-06-03
   days on market $115,000 Active 119 DOM
5. 2026-06-03
   days on market $115,000 Active 118 DOM
6. 2026-06-02
   days on market $115,000 Active 117 DOM
7. 2026-05-31
   days on market $115,000 Active 116 DOM
8. 2026-05-15
   price $115,000
9. 2026-03-06
   price $125,000
10. 2026-03-02
    status Active
11. 2026-02-09
    status Pending
12. 2026-01-14
    listed $135,000 Active
13. 2004-11-18
    soldstatus $80,000
14. 2002-07-09
    soldstatus $19,000

ⓘ 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: $369 · $31/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$286/yr (+$24/mo · 77.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $12,300
• − Mortgage interest: −$6,442
• − Property taxes: −$369
• − Insurance: −$575
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$3,345
• Taxable loss: −$400
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $1,632/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

• Population (ZIP): 20,818

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 0.63)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 21% Two or more races 11%
• Hispanic origin (detail): Mexican 14% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -8.19%
• Current HPI: 272.1711
• 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

+505.3% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $115,000 Consolidated MLS
• 2026-03-06 Price Changed $125,000 Consolidated MLS
• 2026-03-02 Relisted — Consolidated MLS
• 2026-02-09 Pending — Consolidated MLS
• 2026-01-14 Listed $135,000 Consolidated MLS
• 2004-11-18 Sold (Public Records) $80,000 Public Records
• 2002-07-09 Sold (Public Records) $19,000 Public Records

Property tax history

-1.4%/yr

Latest (2024): $369 · -6.5% YoY. Source: county tax records.