6905 Edmund Hwy · Edmund, SC 29073

$169,999

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 78 Days on market

Built 1969 1.18 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.8/10.0
• Schools +4.2/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell at ONLY $169,999.00! Rare opportunity to own a single-story, 3 bedroom home on over an acre of land in Lexington South Carolina with NO HOA. This property needs some TENDER LOVING CARE. No garage, however the expansive lot provides ample space for boats, RVs, trailers, work vehicles, and recreational toys. Ideal for renovation, rental or a personalized primary residence. Properties with acreage at this price point are hard to find! Don’t miss this value opportunity. Home to be sold AS-IS. NO FHA, FHA SOUTH CAROLINA HOUSING LOANS, VA LOANS OR USDA LOANS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Expansive lot
• Acre of land
• Ample space

Tags

• ACRE OF LAND
• NO HOA
• EXPANSIVE LOT
• AMPLE SPACE

Property features AI

Exterior

• Utilities: Septic sewer system
• Home design: Single-story home; Lot of approximately 1.18 acres
• Construction: Vinyl exterior; Crawlspace foundation
• Exterior features: Deck; Paved road access; Shared water source and private well

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Master bedroom on the main level; Two additional bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Family room on the main level; All living spaces on the main level
• Laundry & utility: Washer/Dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lexington 01 (suburban): math 42% / reading 53% proficiency, ranked #11 of 80 in SC (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forts Pond Elementary (math 25% / reading 25%, grade F, #447 of 597 statewide, top 76%, 468 students, 100% FRL); Pelion High (math 14% / reading 77%, grade D-, #164 of 196 statewide, top 84%, 727 students, 65% FRL) — zoned schools average 83% FRL vs 30% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Lexington 01 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.2%/yr); 564 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $170k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $159,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 7.7

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,065
• Equity at exit: $25,347

10-year hold

• IRR: 5.4%
• Equity multiple: 1.41×
• Total profit: $19,360
• Equity at exit: $14,698

Cash invested: $47,600 (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: 564
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$189 /mo · $2,266/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $299

Break-even live

Break-even rent $1,457

Max offer price $169,999

Occupancy floor 79%

Sensitivity live

Price	-10% $395	-5% $347	+0% $299	+5% $251	+10% $202
Rent	-10% $154	-5% $226	+0% $299	+5% $371	+10% $444
Rate	-1.0pp $384	-0.5pp $342	base $299	+0.5pp $255	+1.0pp $210

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $169,999 Active 78 DOM
2. 2026-06-17
   days on market $169,999 Active 77 DOM
3. 2026-06-16
   days on market $169,999 Active 76 DOM
4. 2026-06-15
   days on market $169,999 Active 75 DOM
5. 2026-06-14
   days on market $169,999 Active 73 DOM
6. 2026-06-10
   days on market $169,999 Active 70 DOM
7. 2026-06-09
   days on market $169,999 Active 69 DOM
8. 2026-06-08
   days on market $169,999 Active 68 DOM
9. 2026-06-07
   days on market $169,999 Active 67 DOM
10. 2026-06-03
    days on market $169,999 Active 63 DOM
11. 2026-06-03
    days on market $169,999 Active 62 DOM
12. 2026-06-02
    days on market $169,999 Active 61 DOM
13. 2026-05-31
    days on market $169,999 Active 60 DOM
14. 2026-04-01
    listed $169,999 Active
15. 2021-02-10
    soldstatus $85,000
16. 1995-09-01
    soldstatus $55,000

ⓘ 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: $2,266 · $189/mo
• Projected year-2 tax: $2,266 · $189/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $22,023
• − Mortgage interest: −$9,523
• − Property taxes: −$2,266
• − Insurance: −$850
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$4,945
• Taxable income: $916
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $3,365/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 01
• NCES district ID: 4502700
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $61,298
• Composite: 41.75/100
• National rank: #3399
• State rank: #11 of 80 in SC

Livability — Edmund

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

+209.1% since first listed

3 events — show timeline

• 2026-04-01 Listed $169,999 Consolidated MLS
• 2021-02-10 Sold (Public Records) $85,000 Public Records
• 1995-09-01 Sold (Public Records) $55,000 Public Records

Property tax history

-0.4%/yr

Latest (2024): $2,266 · +0.9% YoY. Source: county tax records.