1517 N Woodstream Rd · Irmo, SC 29212-1130

$179,900

4 bd · 3.0 ba · 3,067 sqft · SingleFamily public records · 6 Days on market

Built 1976 0.42 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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

INVESTOR SPECIAL – CASH BUYERS ONLY. Rare opportunity to restore and reimagine a custom brick estate in the highly desirable Murraywood area of Columbia. Situated on a spacious lot, this property offers approximately 3,067 square feet, 4 bedrooms, 3 bathrooms, multiple living spaces, and distinctive architectural features including grand front columns, soaring ceilings, dramatic entry, and strong curb appeal. Significant interior demolition and remediation work have already been completed, providing a head start for the next owner. Structural engineering report available. Property is being sold strictly AS-IS. Ideal for investors, builders, rehab specialists, or buyers seeking a uniqu

Key facts

• Dramatic entry
• Strong curb appeal
• Soaring ceilings

Tags

• CUSTOM BRICK ESTATE
• SPACIOUS LOT
• GRAND FRONT COLUMNS
• SOARING CEILINGS
• DRAMATIC ENTRY
• STRONG CURB APPEAL

Property features AI

Exterior

• Parking: Two-car attached side-entry garage; Four parking spaces total
• Utilities: Public sewer
• Home design: Two-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above the foundation; Paved road access; Public water

Interior

• Bedrooms: Master suite on the second floor
• Bathrooms: Three full bathrooms total; One full bathroom on the lower level; Two full main-level bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-75 ($-903/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (25.0% below list).
• Recommended offer: $135k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#38 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Nursery Road Elementary (math 39% / reading 42%, grade F, #286 of 597 statewide, top 49%, 450 students, 100% FRL); Irmo Middle (math 30% / reading 38%, grade F, #110 of 229 statewide, top 49%, 1,011 students, 100% FRL); Irmo High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 1,307 students, 100% FRL) — zoned schools average 100% FRL vs 27% district-wide (73 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 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 $7k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $134,900 (25.0% 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. Built in 1976 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.75% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 11.1

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: 5.8%
• Equity multiple: 1.33×
• Total profit: $16,839
• Equity at exit: $80,891

10-year hold

• IRR: 8.8%
• Equity multiple: 2.32×
• Total profit: $66,628
• Equity at exit: $124,662

Cash invested: $50,372 (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 29212-1130

• Active inventory: 1
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$123 /mo · $1,471/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-75

Break-even live

Break-even rent $1,444

Max offer price $166,614

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-24	+0% $-75	+5% $-126	+10% $-177
Rent	-10% $-182	-5% $-128	+0% $-75	+5% $-22	+10% $31
Rate	-1.0pp $15	-0.5pp $-29	base $-75	+0.5pp $-122	+1.0pp $-169

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   status $179,900 Pending 6 DOM
2. 2026-06-18
   days on market $179,900 Active 6 DOM
3. 2026-06-17
   days on market $179,900 Active 5 DOM
4. 2026-06-16
   days on market $179,900 Active 4 DOM
5. 2026-06-15
   days on market $179,900 Active 3 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $179,900 Active 1 DOM

ⓘ 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: $1,471 · $123/mo
• Projected year-2 tax: $1,471 · $123/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,188
• − Mortgage interest: −$10,077
• − Property taxes: −$1,471
• − Insurance: −$900
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$5,233
• Taxable loss: −$4,083
• Est. tax savings @ 24.0%: +$980
• After-tax cash flow: $77/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 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 of 80 in SC

Livability — Irmo

• Score: 73/100
• State rank: #38
• US rank: #5024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+25.8% since first listed

13 events — show timeline

• 2026-06-12 Listed $179,900 Consolidated MLS
• 2020-05-06 Sold (Public Records) $235,000 Public Records
• 2020-03-05 Delisted — Consolidated MLS
• 2020-02-25 Price Changed $234,900 Consolidated MLS
• 2020-02-12 Listed $239,900 Consolidated MLS
• 2019-05-13 Delisted — Consolidated MLS
• 2019-04-30 Listed $114,900 Consolidated MLS
• 2017-10-27 Price Changed $99,900 Consolidated MLS
• 2017-09-20 Price Changed $104,500 Consolidated MLS
• 2017-08-22 Price Changed $119,900 Consolidated MLS
• 2017-07-21 Price Changed $129,900 Consolidated MLS
• 2017-06-20 Price Changed $149,900 Consolidated MLS
• 2000-08-03 Sold (Public Records) $143,034 Public Records

Property tax history

-9.1%/yr

Latest (2022): $1,471 · +1.4% YoY. Source: county tax records.