13 Gidding Ct · Irmo, SC 29063

$275,000

3 bd · 3.0 ba · 1,289 sqft · SingleFamily public records · 112 Days on market

Built 1995 0.25 ac lot Est $210k · 31% over $13/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +12.8/30.0
• Schools +4.5/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, location! This great home in Irmo's Heatherstone neighborhood is close to everything Irmo provides! Award winning schools, shopping, dinning, medical and I-26. There is so much space in this home. On the main level you will find a living room with a vaulted ceiling that flows into the dinning area, a light filled kitchen with solid surface counter tops and stainless steel appliances along with three bedrooms and two baths. The spacious primary suite offers his and hers closets, a private en-suite bath complete with dual vanities, a relaxing garden tub and a separate shower. Enjoy the versatile lower level complete with a large heated and cooled great room perfect for e

Key facts

• Relaxing garden tub
• Light filled kitchen
• Dual vanities

Tags

• LIGHT FILLED KITCHEN
• SOLID SURFACE COUNTER TOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE EN-SUITE BATH
• DUAL VANITIES
• RELAXING GARDEN TUB

Property features AI

Finance

• Other: Directions: From I-26 take exit 102 for SC-60 E/Lake Murray Blvd E. Merge onto SC-60 E. Turn left onto Kinley Rd, left onto Sweet Thorne Rd, right onto Gidding Ct — home is on the left.
• HOA & community: Has association; Association covers common area maintenance

Exterior

• Parking: Two parking spaces total; One attached garage at main level
• Utilities: Public water; Public sewer
• Home design: Two-story home; Facing east
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Shed; Paved road access

Interior

• Kitchen: Solid surface countertops; Stained wood cabinets; Vinyl flooring
• Bedrooms: Main-level master with double vanity, garden tub, separate shower, his-and-hers closet, private bath and ceiling fan; Main-level bedroom with ceiling fan and carpet; Main-level bedroom with ceiling fan and carpet
• Flooring: Hardwood floors in living room; Carpet in great room and bedrooms; Vinyl in kitchen
• Bathrooms: Two full bathrooms; One partial bathroom; One basement half bathroom
• Heating & cooling: Central cooling; Electric heating
• Interior features: Finished lower level; Garage opener; Free-standing smooth surface range; Dishwasher, Disposal, Icemaker, Microwave (above stove), Electric water heater
• Laundry & utility: Laundry in unheated space on lower level; Washer/dryer hookups on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-26 ($-315/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (21.0% below list).
• Recommended offer: $217k (21.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#38 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: amenities F, commute F.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: River Springs Elementary (math 56% / reading 56%, grade C+, #109 of 597 statewide, top 19%, 465 students, 39% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 45% FRL vs 27% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 63% at this address vs 51% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Lexington 05 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 315 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 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.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $16k; list at $275k implies a 1567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $217,333 (21.0% 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 112 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.79% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $210,107
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Sweet Thorne Rd	0.25mi	3/2.0	1,358 (+5%)	22mo	$222,000	$163	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-51,049
• Equity at exit: $41,003

10-year hold

• IRR: -16.9%
• Equity multiple: 0.15×
• Total profit: $-65,508
• 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 29063

• Rents YoY: 0.8%
• Active inventory: 315
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,173 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$174 /mo · $2,082/yr
• Insurance: −$115
• HOA: −$13
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-26

Break-even live

Break-even rent $2,207

Max offer price $270,357

Occupancy floor 96%

Sensitivity live

Price	-10% $129	-5% $52	+0% $-26	+5% $-104	+10% $-182
Rent	-10% $-198	-5% $-112	+0% $-26	+5% $60	+10% $145
Rate	-1.0pp $112	-0.5pp $44	base $-26	+0.5pp $-98	+1.0pp $-170

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
657 Patmore DR Irmo, SC	3.0	2.0	1700	$2,283	$1.34	22d	1	0.42mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 19 events

1. 2026-06-18
   days on market $275,000 Active 112 DOM
2. 2026-06-17
   days on market $275,000 Active 111 DOM
3. 2026-06-16
   days on market $275,000 Active 110 DOM
4. 2026-06-15
   days on market $275,000 Active 109 DOM
5. 2026-06-14
   days on market $275,000 Active 107 DOM
6. 2026-06-13
   days on market $275,000 Active 106 DOM
7. 2026-06-10
   days on market $275,000 Active 104 DOM
8. 2026-06-09
   days on market $275,000 Active 103 DOM
9. 2026-06-08
   days on market $275,000 Active 102 DOM
10. 2026-06-07
    days on market $275,000 Active 101 DOM
11. 2026-06-03
    days on market $275,000 Active 97 DOM
12. 2026-06-03
    days on market $275,000 Active 96 DOM
13. 2026-06-01
    days on market $275,000 Active 95 DOM
14. 2026-05-31
    days on market $275,000 Active 94 DOM
15. 2026-05-03
    price $275,000
16. 2026-02-26
    listed $278,000 Active
17. 2021-05-25
    historical
18. 2021-05-21
    listed $210,000 Active
19. 1995-08-14
    soldstatus $16,500

ⓘ 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: $2,082 · $174/mo
• Projected year-2 tax: $2,082 · $174/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 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,080
• − Mortgage interest: −$15,404
• − Property taxes: −$2,082
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − HOA: −$156
• − Depreciation: −$8,000
• Taxable loss: −$5,110
• Est. tax savings @ 24.0%: +$1,226
• After-tax cash flow: $911/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 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 of 80 in SC

Livability — Irmo

• Score: 73/100
• State rank: #38
• US rank: #5024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland County · 389,530 people
• City population: 38,201
• Metro: Columbia, SC
• Population (ZIP): 38,201
• Household income: $91,973
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 962.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 4% Serbian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.57%
• Current HPI: 204.0147
• Rent YoY: ▲ 0.78%
• 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

+1566.7% since first listed

5 events — show timeline

• 2026-05-03 Price Changed $275,000 Consolidated MLS
• 2026-02-26 Listed $278,000 Consolidated MLS
• 2021-05-25 Delisted — Consolidated MLS
• 2021-05-21 Listed $210,000 Consolidated MLS
• 1995-08-14 Sold (Public Records) $16,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,082 · +4.0% YoY. Source: county tax records.