21 Desert Rose Ct · Lugoff, SC 29045

$275,000

4 bd · 2.5 ba · 1,812 sqft · SingleFamily public records · 20 Days on market

Built 2016 0.50 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 21 Desert Rose Court in the peaceful Longview neighborhood in Elgin. This inviting home greets you with a welcoming foyer that flows seamlessly into a spacious living room and eat-in kitchen, creating an ideal layout for everyday living and entertaining. The kitchen features abundant cabinetry, granite countertops, and plenty of prep space, while a convenient half bath is located on the main level for guests. The bright and airy living room offers ample space to gather and relax, complete with a sliding glass door that opens to a covered patio- overlooking the peaceful backyard. With a . 5-acre lot, there’s plenty of room to garden, play, or simply enjoy the outdoors, and a

Key facts

• Covered patio
• Storage shed
• Abundant cabinetry

Tags

• ABUNDANT CABINETRY
• GRANITE COUNTERTOPS
• COVERED PATIO
• PEACEFUL BACKYARD
• STORAGE SHED
• PRIVATE BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with space for 2 vehicles
• Utilities: Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Full fencing; Paved road access; Public water

Interior

• Bedrooms: Master bedroom on the second floor; Additional bedrooms on the second floor
• Bathrooms: Two full bathrooms; One additional full bathroom (second); One half bathroom
• Interior features: Central heating; Central air conditioning; Total heated area approximately 1,861

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $29 ($345/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 $215k (21.9% below list).
• Recommended offer: $215k (21.9% 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: Wateree Elementary (math 51% / reading 51%, grade C-, #158 of 597 statewide, top 27%, 732 students, 72% FRL); Lugoff-Elgin Middle (math 31% / reading 44%, grade F, #90 of 229 statewide, top 42%, 668 students, 68% FRL); Lugoff-Elgin High (math 65% / reading 89%, grade A-, #28 of 196 statewide, top 16%, 1,744 students, 62% FRL) — zoned schools average 67% FRL vs 49% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.7%/yr); 346 active listings in the ZIP; solid renter incomes; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

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 $214,852 (21.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.78% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-43,490
• Equity at exit: $41,003

10-year hold

• IRR: -8.1%
• Equity multiple: 0.50×
• Total profit: $-38,600
• Equity at exit: $23,777

Cash invested: $77,000 (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 29045

• Home prices YoY: -17.9%
• Rents YoY: 2.7%
• Active inventory: 346
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,149 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $29

Break-even live

Break-even rent $2,112

Max offer price $275,000

Occupancy floor 94%

Sensitivity live

Price	-10% $184	-5% $107	+0% $29	+5% $-49	+10% $-127
Rent	-10% $-141	-5% $-56	+0% $29	+5% $114	+10% $198
Rate	-1.0pp $167	-0.5pp $99	base $29	+0.5pp $-43	+1.0pp $-115

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-20
   status Pending
2. 2026-05-05
   historical Active - Contingent
3. 2026-04-30
   listed $275,000 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: $1,343 · $112/mo
• Projected year-2 tax: $1,568 · $131/mo
• Expected delta: +$225/yr (+$19/mo · 16.7%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,782
• − Mortgage interest: −$15,404
• − Property taxes: −$1,343
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$8,000
• Taxable loss: −$4,465
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $1,416/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

• County: Kershaw County · 47,655 people
• City population: 16,283
• Metro: Columbia, SC
• Population (ZIP): 31,372
• Household income: $87,366
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 204.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 31% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Korean 1%

Political lean MEDSL · Kershaw

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.5% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -18.7pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.1 2016: R+24.8 2012: R+18.6 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.60%
• Current HPI: 209.2469
• Rent YoY: ▲ 2.70%
• 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

3 events — show timeline

• 2026-05-20 Pending — Consolidated MLS
• 2026-05-05 Contingent — Consolidated MLS
• 2026-04-30 Listed $275,000 Consolidated MLS

Property tax history

+12.0%/yr

Latest (2025): $1,343 · +5.7% YoY. Source: county tax records.