27 Westover Ave · Lugoff, SC 29078-9240

$249,900

2 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 41 Days on market

Built 1995 0.35 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 +10.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. 1 story brick home with 2 main suites & multiple extra spaces. Approximately 1477 sq ft. Updated open living area with great room/dining combo creating open and inviting layout for everyday living or entertaining. Kitchen has all new appliances & new quartz countertops. Enjoy additional living space in the sunroom perfect for relaxing or year round enjoyment. Step outside to the screened porch and deck, providing options for outdoor dining, morning coffee, or hosting guests. Both main suites feature privacy with walk in closets and private baths. Additional rooms include laun

Key facts

• 0.35 acre lot
• Garage
• Built 1995

Property features AI

Exterior

• Parking: Attached garage (1 space) located on main level
• Utilities: Public water and well; Septic sewer; Storm doors; Thermopane windows
• Home design: Single-story home
• Construction: Brick exterior above foundation; Crawlspace foundation
• Exterior features: Covered front porch; Screened back porch; Deck; Shed; Full gutters; Rear wood fencing

Interior

• Kitchen: Galley kitchen with pantry; Painted cabinets; Quartz countertops; Luxury vinyl plank flooring; Dishwasher; Garbage disposal; Microwave above stove; Refrigerator; Free-standing gas range
• Bedrooms: Primary bedroom on main level with private bath, walk-in closet, tub/shower, ceiling fan; flooring includes carpet, tile, and vinyl; Second bedroom on main level with shared bath, walk-in closet, tub/shower, ceiling fan; flooring includes carpet and luxury vinyl plank
• Flooring: Luxury vinyl plank in main living areas and kitchen; Carpet and tile in bedrooms; Vinyl in portions of primary bedroom
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating and cooling; Gas-powered system (Gas on 1st level / Gas Pac)
• Interior features: Attic storage with pull-down access; Ceiling fans; Recessed lighting; Smoke detector; Built-ins; Cable available
• Laundry & utility: Laundry in closet on main level with electric hookup; Heated utility space; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-147 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (30.8% below list).
• Recommended offer: $173k (30.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#47 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Kershaw 01 (rural): math 38% / reading 51% proficiency, ranked #25 of 80 in SC (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lugoff Elementary (math 44% / reading 51%, grade D, #199 of 597 statewide, top 35%, 526 students, 100% FRL); Lugoff-Elgin High (math 65% / reading 89%, grade A-, #28 of 196 statewide, top 16%, 1,744 students, 62% FRL) — zoned schools average 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 62% at this address vs 44% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Kershaw 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 1 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, 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 41 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.
• Current owner paid $177k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $172,855 (30.8% 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 41 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.69% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 12.0

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: 5.1%
• Equity multiple: 1.29×
• Total profit: $20,609
• Equity at exit: $112,366

10-year hold

• IRR: 8.2%
• Equity multiple: 2.24×
• Total profit: $86,419
• Equity at exit: $173,169

Cash invested: $69,972 (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 29078-9240

• Active inventory: 1
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-147

Break-even live

Break-even rent $1,915

Max offer price $223,856

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-77	+0% $-147	+5% $-218	+10% $-289
Rent	-10% $-284	-5% $-216	+0% $-147	+5% $-79	+10% $-11
Rate	-1.0pp $-22	-0.5pp $-84	base $-147	+0.5pp $-212	+1.0pp $-278

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Pine Point Rd Unit C Lugoff, SC	3.0	2.5	1335	$1,900	$1.42	12d	1	0.65mi
300 Pine Point Rd Unit D Lugoff, SC	3.0	2.5	1470	$1,750	$1.19	4d	1	0.66mi
139 Triumph Ave Unit C Lugoff, SC	3.0	2.5	1485	$1,899	$1.28	15d	1	0.67mi
1302 Champions Rest Rd Unit C Lugoff, SC	3.0	2.5	1383	$2,000	$1.45	4d	1	0.72mi
1302 Champions Rest Rd Unit B Lugoff, SC	3.0	2.5	1383	$1,900	$1.37	4d	1	0.73mi
1292 Champions Rest Rd Unit A Lugoff, SC	3.0	2.5	1383	$2,100	$1.52	24d	1	0.74mi
186 State Rd S-28-743 Lugoff, SC	2.0–3.0	2.0	1025	$879	$0.86	3d	6	0.75mi
40 State Rd S-28-910 Lugoff, SC	1.0–3.0	1.0–2.0	930	$1,124	$1.21	3d	3	0.89mi
148 Standard Warehouse Rd Unit 148B Lugoff, SC	2.0	1.5	1190	$1,250	$1.05	24d	1	1.06mi

Listing history 23 events

1. 2026-06-18
   days on market $249,900 Active 41 DOM
2. 2026-06-17
   days on market $249,900 Active 40 DOM
3. 2026-06-16
   days on market $249,900 Active 39 DOM
4. 2026-06-15
   days on market $249,900 Active 38 DOM
5. 2026-06-14
   pricedays on market $249,900 Active 36 DOM
6. 2026-06-10
   days on market $254,900 Active 33 DOM
7. 2026-06-09
   days on market $254,900 Active 32 DOM
8. 2026-06-08
   days on market $254,900 Active 31 DOM
9. 2026-06-07
   days on market $254,900 Active 30 DOM
10. 2026-06-05
    days on market $254,900 Active 27 DOM
11. 2026-06-03
    days on market $254,900 Active 26 DOM
12. 2026-06-03
    days on market $254,900 Active 25 DOM
13. 2026-06-02
    days on market $254,900 Active 24 DOM
14. 2026-05-31
    days on market $254,900 Active 23 DOM
15. 2026-05-18
    price $254,900
16. 2026-05-08
    listed $259,900 Active
17. 2026-04-15
    soldstatus $177,000
18. 2020-10-18
    historical
19. 2020-10-10
    price $159,000
20. 2020-09-25
    listed $165,000 Active
21. 2017-11-17
    soldstatus $129,000
22. 2016-11-08
    price $148,900
23. 2006-06-07
    soldstatus $110,000

ⓘ 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: $1,180 · $98/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: +$244/yr (+$20/mo · 20.7%)

ⓘ 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 ≥105°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,743
• − Mortgage interest: −$13,998
• − Property taxes: −$1,180
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$7,270
• Taxable loss: −$6,274
• Est. tax savings @ 24.0%: +$1,506
• After-tax cash flow: $-263/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: Kershaw 01
• NCES district ID: 4502550
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $44,585
• Composite: 37.66/100
• National rank: #4371
• State rank: #25 of 80 in SC

Livability — Lugoff

• Score: 71/100
• State rank: #47
• US rank: #6636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lugoff, SC

Population outlook (Kershaw County) Hauer SSP2

• Today (2025): 67,683 people
• By 2030: 69,374 · +2.5%
• By 2040: 71,936 · +6.3%
• By 2050: 73,292 · +8.3%
• By 2075: 75,762 · +11.9%
• By 2100: 72,620 · +7.3%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

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

+131.7% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $254,900 Consolidated MLS
• 2026-05-08 Listed $259,900 Consolidated MLS
• 2026-04-15 Sold (Public Records) $177,000 Public Records
• 2020-10-18 Delisted — Consolidated MLS
• 2020-10-10 Price Changed $159,000 Consolidated MLS
• 2020-09-25 Listed $165,000 Consolidated MLS
• 2017-11-17 Sold (Public Records) $129,000 Public Records
• 2016-11-08 Price Changed $148,900 Consolidated MLS
• 2006-06-07 Sold (Public Records) $110,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,180 · +6.8% YoY. Source: county tax records.