128 Black Creek Ln · Irmo, SC 29063

$289,000

3 bd · 2.0 ba · 1,793 sqft · SingleFamily public records · 8 Days on market

Built 1999 0.31 ac lot $40/mo HOA · 2% of rent

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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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully updated 4-bedroom, 2-bath traditional home tucked away on a quiet cul-de-sac in desirable St. Johns Place. With major updates already completed, including a new roof in 2024, HVAC in 2025, and a transferable termite bond with Modern Pest Control, you'll enjoy peace of mind from day one. Step inside to discover NEW luxury vinyl plank flooring throughout the main living areas and fresh carpet in the spacious FROG, which doubles as a 4th bedroom. The family room is filled with natural light and features soaring ceilings and a cozy gas log fireplace, creating the perfect gathering space. The kitchen has been refreshed with professionally resurfaced countertops,

Key facts

• Hvac
• Painted cabinetry
• New roof

Tags

• NEW ROOF
• HVAC
• TRANSFERABLE TERMITE BOND
• LUXURY VINYL PLANK FLOORING
• COZY GAS LOG FIREPLACE
• PAINTED CABINETRY

Property features AI

Finance

• Other: Located on a paved road on a 0.31-acre lot
• HOA & community: Association with clubhouse, playground, pool, and green areas

Exterior

• Parking: Attached garage (main level); Total of 4 parking spaces, including 2 garage spaces
• Utilities: Public water; Public sewer; Storm doors; Thermopane windows
• Home design: 1.5-story home
• Construction: Vinyl exterior finish; Crawlspace foundation
• Exterior features: Covered front porch; Deck; Partial gutters; Rear wood privacy fence

Interior

• Kitchen: Eat-in kitchen with pantry; Formica countertops and painted cabinets; Ceiling fan; Luxury vinyl plank flooring; Dishwasher; Microwave (above stove); Free-standing smooth-surface range
• Bedrooms: Master bedroom on the main level with double vanity, garden tub, private bath, walk-in closet, tray ceilings, ceiling fan, and carpeted floors; Bedroom 2 on the main level with shared bath, tub/shower, ceiling fan, private closet, and carpeted floors; Bedroom 3 on the main level with shared bath, tub/shower, ceiling fan, and carpeted floors; Bedroom 4 on the second level (FROG requiring closet) with shared bath, tub/shower, ceiling fan, and carpeted floors
• Flooring: Carpet in bedrooms; Luxury vinyl plank in living areas and formal dining
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans in multiple rooms; Garage door opener; Smoke detector; Attic access; Gas log (natural) fireplace
• Laundry & utility: Laundry located in a closet off the kitchen (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $7 ($86/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 $236k (18.2% below list).
• Recommended offer: $236k (18.2% 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: Oak Pointe Elementary (math 63% / reading 62%, grade B, #69 of 597 statewide, top 12%, 520 students, 48% FRL); Dutch Fork Middle (math 39% / reading 52%, grade D+, #46 of 229 statewide, top 20%, 921 students, 57% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 52% FRL vs 27% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 318 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 31% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $220k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $236,396 (18.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.82% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $663,410
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2100 Shady Grove Rd	0.66mi	3/2.0	1,878 (+5%)	10mo	$695,000	$370	53

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-51,590
• Equity at exit: $43,091

10-year hold

• IRR: -15.7%
• Equity multiple: 0.20×
• Total profit: $-64,809
• Equity at exit: $24,987

Cash invested: $80,920 (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: 318
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$184 /mo · $2,213/yr
• Insurance: −$120
• HOA: −$40
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $7

Break-even live

Break-even rent $2,355

Max offer price $289,000

Occupancy floor 95%

Sensitivity live

Price	-10% $171	-5% $89	+0% $7	+5% $-75	+10% $-156
Rent	-10% $-180	-5% $-86	+0% $7	+5% $101	+10% $194
Rate	-1.0pp $153	-0.5pp $81	base $7	+0.5pp $-68	+1.0pp $-144

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
437 Stonyhurst Dr Irmo, SC	4.0	2.5	1783	$2,245	$1.26	21d	1	0.78mi
506 Glenmanor Dr Irmo, SC	4.0	2.5	2075	$2,433	$1.17	4d	1	0.81mi
309 Redmoss Dr Irmo, SC	4.0	2.5	1783	$2,245	$1.26	13d	1	0.83mi
533 Glenmanor Dr Irmo, SC	4.0	3.0	2100	$2,395	$1.14	4d	1	0.85mi
195 Abbots Glen Rd Irmo, SC	4.0	2.5	1783	$2,295	$1.29	4d	1	0.86mi
540 Glenmanor Dr Irmo, SC	4.0	3.0	2100	$2,395	$1.14	13d	1	0.89mi
559 Glenmanor Dr Irmo, SC	4.0	2.5	2075	$2,433	$1.17	4d	1	0.90mi
148 Abbots Glen Rd Irmo, SC	4.0	3.0	2100	$2,395	$1.14	4d	1	0.90mi
681 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,475	$1.17	4d	1	0.95mi
674 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,349	$1.11	4d	1	0.95mi
671 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,349	$1.11	23d	1	0.95mi
693 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,349	$1.11	23d	1	0.95mi
675 Patmore Dr Irmo, SC	4.0	2.5	2266	$2,495	$1.10	23d	1	0.95mi
580 Glenmanor Dr Irmo, SC	3.0	2.0	1700	$2,296	$1.35	4d	1	0.96mi
103 Walnut Grove Cir Irmo, SC	4.0	2.0	2022	$2,200	$1.09	5d	1	1.00mi
705 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,475	$1.17	5d	1	1.05mi
762 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,299	$1.09	23d	1	1.05mi
700 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,475	$1.17	23d	1	1.05mi
712 Patmore Dr Irmo, SC	3.0	2.0	1700	$2,283	$1.34	16d	1	1.05mi
716 Patmore Dr Irmo, SC	4.0	2.5	2266	$2,495	$1.10	5d	1	1.05mi
687 Patmore Dr Irmo, SC	3.0	2.0	1700	$2,283	$1.34	23d	1	1.06mi
767 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,299	$1.09	23d	1	1.07mi
763 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,299	$1.09	23d	1	1.07mi
783 Patmore Dr Irmo, SC	4.0	2.5	2266	$2,449	$1.08	23d	1	1.07mi
913 Hayston Way Irmo, SC	4.0	3.0	2110	$2,583	$1.22	23d	1	1.09mi
912 Hayston Way Irmo, SC	4.0	2.5	2266	$2,549	$1.12	23d	1	1.09mi
916 Hayston Way Irmo, SC	4.0	3.0	2110	$2,475	$1.17	23d	1	1.10mi
921 Hayston Way Irmo, SC	4.0	3.0	2110	$2,583	$1.22	23d	1	1.11mi
920 Hayston Way Irmo, SC	3.0	2.0	1700	$2,295	$1.35	23d	1	1.11mi
925 Hayston Way Irmo, SC	4.0	2.5	2266	$2,535	$1.12	23d	1	1.12mi
928 Hayston Way Irmo, SC	4.0	2.5	2266	$2,625	$1.16	23d	1	1.13mi
932 Hayston Way Irmo, SC	4.0	3.0	2110	$2,583	$1.22	23d	1	1.15mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: gas

Listing history 7 events

1. 2026-06-21
   days on market $289,000 Active 8 DOM
2. 2026-06-18
   days on market $289,000 Active 5 DOM
3. 2026-06-17
   days on market $289,000 Active 4 DOM
4. 2026-06-16
   days on market $289,000 Active 3 DOM
5. 2026-06-15
   days on market $289,000 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $289,000 Active 1 DOM

ⓘ 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: $2,213 · $184/mo
• Projected year-2 tax: $2,213 · $184/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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,368
• − Mortgage interest: −$16,188
• − Property taxes: −$2,213
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − HOA: −$480
• − Depreciation: −$8,407
• Taxable loss: −$4,905
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $1,263/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: 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

+1575.4% since first listed

6 events — show timeline

• 2026-06-13 Listed $289,000 Consolidated MLS
• 2022-04-25 Sold (Public Records) $220,000 Public Records
• 2022-03-19 Delisted — Consolidated MLS
• 2022-03-17 Listed $219,900 Consolidated MLS
• 2008-10-31 Sold (Public Records) $143,000 Public Records
• 1999-10-15 Sold (Public Records) $17,250 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,213 · +4.0% YoY. Source: county tax records.