1414 Hazel St · Cayce, SC 29033

$177,700

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 165 Days on market

Built 1960 0.39 ac lot ↓ 11% since listing

---

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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

All-Brick 2BR/2BA Home in Prime Cayce Location – Great Investment or First-Time Buyer Opportunity! Don’t miss this solid all-brick, one-story home located in the heart of Cayce, SC—close to dining, shopping, USC, the airport, and major interstates. This property features 2 bedrooms, 2 full bath, a spacious lot, and a covered carport, offering plenty of space for parking and outdoor enjoyment. The house has a living room and a den, the previous tenant made the living room into a 3rd bedroom since it has a closet and they used the den as their family/living room. A playground area is already in place, making the yard perfect for family use or future upgrades. This home needs

Key facts

• Covered carport
• Prime cayce location
• Spacious lot

Tags

• PRIME CAYCE LOCATION
• SPACIOUS LOT
• COVERED CARPORT
• PLAYGROUND AREA
• IMMEDIATE INCOME POTENTIAL

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Brick exterior above foundation; Paved road access; Approximately 0.39 acre lot

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $26 ($316/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 $152k (14.7% below list).
• Recommended offer: $152k (14.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#55 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, commute F.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cayce Elementary (math 24% / reading 22%, grade F, #469 of 597 statewide, top 79%, 998 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 76 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 165 days — a 12% lower offer ($156k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $151,573 (14.7% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-28,579
• Equity at exit: $26,496

10-year hold

• IRR: -9.8%
• Equity multiple: 0.42×
• Total profit: $-28,610
• Equity at exit: $15,364

Cash invested: $49,756 (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 29033

• Home prices YoY: -12.2%
• Rents YoY: 2.0%
• Active inventory: 76
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,516 high
• Mortgage (P&I): −$932
• Tax from tax record: −$165 /mo · $1,982/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $26

Break-even live

Break-even rent $1,482

Max offer price $177,700

Occupancy floor 93%

Sensitivity live

Price	-10% $127	-5% $77	+0% $26	+5% $-24	+10% $-74
Rent	-10% $-93	-5% $-34	+0% $26	+5% $86	+10% $146
Rate	-1.0pp $116	-0.5pp $72	base $26	+0.5pp $-20	+1.0pp $-67

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: $44,425
• Closing costs: $5,331
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2307 Vine St Cayce, SC	3.0	2.0	1636	$1,950	$1.19	3d	1	0.52mi
2307 Vine St Cayce, SC	3.0	2.0	1636	$1,950	$1.19	11d	1	0.52mi
944 Glenn St Unit c3 West Columbia, SC	2.0	1.5	1200	$1,150	$0.96	21d	1	0.60mi
944 Glenn St West Columbia, SC	2.0	1.0	960	$1,150	$1.20	24d	1	0.60mi
1726 Smith Dr West Columbia, SC	3.0	2.0	1182	$1,595	$1.35	11d	1	0.63mi
614 Wessinger St West Columbia, SC	2.0	1.0–1.5	1012	$960	$0.95	24d	2	0.66mi
1639 North Ave West Columbia, SC	2.0	1.5	900	$1,150	$1.28	24d	1	0.71mi
524 Wessinger St West Columbia, SC	2.0	1.5	900	$1,300	$1.44	21d	1	0.76mi
1642 Oak St Cayce, SC	2.0	1.0	1000	$1,245	$1.25	24d	1	0.85mi
1713 Crapps Ave Unit 1 West Columbia, SC	2.0	1.0	925	$1,095	$1.18	19d	1	0.94mi
1713 Crapps Ave West Columbia, SC	2.0	1.0	925	$1,095	$1.18	14d	1	0.94mi
320 Dreher Rd Unit 5 West Columbia, SC	2.0	1.0	1000	$1,000	$1.00	24d	1	1.24mi
941 Evergreen Ave Cayce, SC	4.0	2.0	1652	$2,200	$1.33	14d	1	1.28mi
1206 N Eden Dr Cayce, SC	1.0–3.0	1.0–2.0	950	$1,720	$1.81	3d	8	1.40mi
307 Lyles St Unit 307 Cayce, SC	2.0	1.0	880	$895	$1.02	24d	1	1.44mi

Listing history 5 events

1. 2026-05-07
   status Pending
2. 2026-03-05
   price $177,700
3. 2026-02-12
   price $189,000
4. 2026-01-14
   price $194,000
5. 2025-11-23
   listed $199,000 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: $1,982 · $165/mo
• Projected year-2 tax: $1,982 · $165/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $18,189
• − Mortgage interest: −$9,954
• − Property taxes: −$1,982
• − Insurance: −$888
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$5,169
• Taxable loss: −$2,715
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $968/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 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — Cayce

• Score: 71/100
• State rank: #55
• US rank: #7173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cayce, SC
• County: Lexington County · 232,571 people
• City population: 12,837
• Metro: Columbia, SC
• Population (ZIP): 12,837
• Household income: $61,237
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 425.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 28% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Iranian 2% Italian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 6% 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: ▼ -39.93%
• Current HPI: 288.7749
• Rent YoY: ▲ 2.04%
• 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

-10.7% since first listed

5 events — show timeline

• 2026-05-07 Pending — Consolidated MLS
• 2026-03-05 Price Changed $177,700 Consolidated MLS
• 2026-02-12 Price Changed $189,000 Consolidated MLS
• 2026-01-14 Price Changed $194,000 Consolidated MLS
• 2025-11-23 Listed $199,000 Consolidated MLS

Property tax history

+4.8%/yr

Latest (2024): $1,982 · +7.9% YoY. Source: county tax records.