244 Savannah Hills Dr · White Knoll, SC 29073

$320,000

4 bd · 3.0 ba · 3,034 sqft · SingleFamily public records · 68 Days on market

Built 2022 6,969 sqft lot $29/mo HOA · 1% of rent ↓ 2% since listing

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• 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

MOTIVATED SELLER !! Step into a home that truly lives beautifully—where thoughtful design meets everyday comfort and effortless entertaining. Built in 2022 and still feeling fresh and modern, this stunning 5-bedroom, 3-bath home is perfectly positioned on a desirable corner lot and designed with both style and function in mind. From the moment you walk in, you’ll love the seamless flow of the main level, featuring durable, scratch- and water-resistant luxury vinyl plank flooring—ideal for busy days, pets, and everything in between. Just off the main living area, a private guest bedroom and full bath create the perfect retreat for visitors, in-laws, or a quiet home office s

Key facts

• Walk-in closet
• Spacious loft
• Box ceiling

Tags

• CORNER LOT
• LUXURY VINYL PLANK FLOORING
• PRIVATE GUEST BEDROOM
• SPACIOUS LOFT
• WALK-IN CLOSET
• BOX CEILING

Property features AI

Finance

• Other: Paved road access; Approximately 0.16 acres
• HOA & community: Homeowners association with fees covering common area maintenance and pool; Community pool and recreation facility; cable TV available

Exterior

• Parking: Attached garage on main level with 2 garage spaces; Total of 4 parking spaces
• Security: Leased security system
• Utilities: Public water; Public sewer; Thermopane windows/energy features; Energy Star construction
• Home design: Two-story home
• Construction: Vinyl exterior finish; Slab foundation
• Exterior features: Covered front porch; Deck; Sprinkler system; Privacy wood fence in rear; Pool (above-ground and other inground features indicated)

Interior

• Kitchen: Kitchen on main level with island; Granite countertops; Painted cabinets; Recessed lighting; Engineered hardwood floors; Dishwasher; Built-in/above-stove microwave; Smooth-surface range
• Bedrooms: Master bedroom (second level) with garden tub, separate shower, his-and-hers closets, walk-in closet, box ceilings, ceiling fan, recessed lighting, and carpeted floors; Bedroom 2 (main level) with private bath and walk-in closet; Bedrooms 3, 4, and 5 (second level) each with shared bath access and walk-in closets; carpeted floors in these bedrooms
• Flooring: Carpet in bedrooms; Engineered hardwood in kitchen; Luxury vinyl plank in living areas
• Bathrooms: Three full bathrooms total; One main-level full bath and two additional full baths
• Heating & cooling: Central cooling; Central heating with gas on first level
• Interior features: Attic storage with pull-down access; Ceiling fans; Garage opener; Leased security system; Recessed lighting; High ceilings (over 9 ft); Fireplace with natural gas log
• Laundry & utility: Laundry on second level in heated utility room; Tankless gas water heater; Disposal

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/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 $312k (2.5% below list).
• Recommended offer: $301k (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: Carolina Springs Elementary (math 34% / reading 34%, grade F, #359 of 597 statewide, top 60%, 850 students, 41% FRL); Carolina Springs Middle (math 25% / reading 39%, grade F, #119 of 229 statewide, top 54%, 914 students, 46% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL).
• Market conditions: Rents rising (+3.2%/yr); 572 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• At $3,119/mo this rent would consume 48% of the median local household income ($77k/yr) (locally 935% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 68 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $300,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.97% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 8.6

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-22,269
• Equity at exit: $47,713

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $20,633
• Equity at exit: $27,668

Cash invested: $89,600 (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: 572
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,119 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$170 /mo · $2,034/yr
• Insurance: −$133
• HOA: −$29
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $454

Break-even live

Break-even rent $2,544

Max offer price $320,000

Occupancy floor 80%

Sensitivity live

Price	-10% $635	-5% $544	+0% $454	+5% $363	+10% $273
Rent	-10% $207	-5% $331	+0% $454	+5% $577	+10% $700
Rate	-1.0pp $615	-0.5pp $535	base $454	+0.5pp $371	+1.0pp $287

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
985 Native Rye Way Lexington, SC	4.0	3.0	3100	$3,500	$1.13	4d	1	0.03mi
237 Tea Olive Ave Lexington, SC	3.0	2.5	2448	$2,099	$0.86	23d	1	1.03mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-22
   days on market $320,000 Active 68 DOM
2. 2026-06-18
   days on market $320,000 Active 65 DOM
3. 2026-06-17
   days on market $320,000 Active 64 DOM
4. 2026-06-16
   days on market $320,000 Active 63 DOM
5. 2026-06-15
   days on market $320,000 Active 62 DOM
6. 2026-06-14
   days on market $320,000 Active 60 DOM
7. 2026-06-10
   days on market $320,000 Active 57 DOM
8. 2026-06-09
   days on market $320,000 Active 56 DOM
9. 2026-06-08
   days on market $320,000 Active 55 DOM
10. 2026-06-07
    days on market $320,000 Active 54 DOM
11. 2026-06-03
    days on market $320,000 Active 50 DOM
12. 2026-06-03
    days on market $320,000 Active 49 DOM
13. 2026-06-02
    days on market $320,000 Active 48 DOM
14. 2026-05-31
    days on market $320,000 Active 47 DOM
15. 2026-05-20
    price $320,000
16. 2026-05-07
    price $339,999
17. 2026-04-21
    price $350,000
18. 2026-04-14
    listed $360,000 Active
19. 2022-01-29
    historical
20. 2022-01-24
    price $338,732
21. 2022-01-20
    price $332,732
22. 2022-01-17
    listed $327,732 Active

ⓘ 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: $2,034 · $170/mo
• Projected year-2 tax: $2,034 · $170/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $37,425
• − Mortgage interest: −$17,925
• − Property taxes: −$2,034
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,994
• − Management: −$2,994
• − HOA: −$348
• − Depreciation: −$9,309
• Taxable income: $221
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $5,393/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 — White Knoll

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

Census & demographics

• Census place: White Knoll, SC
• County: Lexington County · 232,571 people
• City population: 51,471
• 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

-2.4% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $320,000 Consolidated MLS
• 2026-05-07 Price Changed $339,999 Consolidated MLS
• 2026-04-21 Price Changed $350,000 Consolidated MLS
• 2026-04-14 Listed $360,000 Consolidated MLS
• 2022-01-29 Delisted — Consolidated MLS
• 2022-01-24 Price Changed $338,732 Consolidated MLS
• 2022-01-20 Price Changed $332,732 Consolidated MLS
• 2022-01-17 Listed $327,732 Consolidated MLS

Property tax history

+386.8%/yr

Latest (2024): $2,034 · +4.4% YoY. Source: county tax records.