31 Pipestove Ct SE · Irmo, SC 29063-7613

$215,000

4 bd · 3.0 ba · 2,292 sqft · SingleFamily public records · 2 Days on market

Built 2008 0.30 ac lot

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment opportunity or owner-occupant home with plenty of space and character! Situated on a quiet cul-de-sac, this attractive home offers beautiful hardwood floors, an open-concept living area, and a formal dining room perfect for entertaining. The kitchen features granite countertops, stainless steel appliances, and a bright morning room with direct access to the deck. The spacious primary suite includes a private balcony, ideal for enjoying your morning coffee or relaxing in the evening. The ensuite bath offers double vanities, a separate shower, and a soaking tub. All bedrooms feature walk-in closets, providing ample storage throughout the home. Outside, you'll find a large fen

Key facts

• Formal dining room
• Cul-de-sac
• Granite countertops

Tags

• CUL-DE-SAC
• HARDWOOD FLOORS
• OPEN-CONCEPT LIVING AREA
• FORMAL DINING ROOM
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: Attached garage with 2 spaces (main level)
• Utilities: Public water; Public sewer
• Home design: Two-story house; Faces southeast
• Construction: Vinyl exterior; Crawlspace foundation
• Exterior features: Covered front porch; Deck; Full gutters; Rear wood fence

Interior

• Kitchen: Pantry; Granite countertops; Stained wood cabinets; Tile flooring; Tiled backsplash
• Bedrooms: Master bedroom with walk-in closet (Second level); Additional bedrooms with carpeted floors (Second level)
• Flooring: Hardwood floors in living and formal dining areas; Carpeted bedrooms; Tile in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; One additional full secondary bathroom
• Heating & cooling: Heat pump on first level; Heat pump on second level
• Interior features: Wood-burning fireplace; Decorative molding; Ceiling fan
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).

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 High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 50% FRL vs 27% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 51% district-wide (+15 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: 1 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,000

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. 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?
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: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 15.6%
• Equity multiple: 1.89×
• Total profit: $53,663
• Equity at exit: $96,673

10-year hold

• IRR: 17.3%
• Equity multiple: 3.53×
• Total profit: $152,261
• Equity at exit: $148,985

Cash invested: $60,200 (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 29063-7613

• Active inventory: 1
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,432 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $435

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 77%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 Patmore DR Irmo, SC	4.0	3.0	2110	$2,475	$1.17	21d	1	0.71mi
657 Patmore DR Irmo, SC	3.0	2.0	1700	$2,283	$1.34	21d	1	0.71mi
979 Hayston Way Irmo, SC	5.0	3.0	2334	$2,750	$1.18	3d	1	0.85mi
932 Hayston Way Irmo, SC	4.0	3.0	2110	$2,583	$1.22	21d	1	0.91mi
925 Hayston Way Irmo, SC	4.0	2.5	2266	$2,535	$1.12	21d	1	0.92mi
928 Hayston Way Irmo, SC	4.0	2.5	2266	$2,625	$1.16	21d	1	0.92mi
687 Patmore Dr Irmo, SC	3.0	2.0	1700	$2,283	$1.34	21d	1	0.93mi
921 Hayston Way Irmo, SC	4.0	3.0	2110	$2,583	$1.22	21d	1	0.93mi
920 Hayston Way Irmo, SC	3.0	2.0	1700	$2,295	$1.35	21d	1	0.94mi
700 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,475	$1.17	21d	1	0.94mi
705 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,475	$1.17	3d	1	0.94mi
762 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,299	$1.09	21d	1	0.94mi
716 Patmore Dr Irmo, SC	4.0	2.5	2266	$2,495	$1.10	3d	1	0.94mi
712 Patmore Dr Irmo, SC	3.0	2.0	1700	$2,283	$1.34	14d	1	0.94mi
913 Hayston Way Irmo, SC	4.0	3.0	2110	$2,583	$1.22	21d	1	0.95mi
916 Hayston Way Irmo, SC	4.0	3.0	2110	$2,475	$1.17	21d	1	0.95mi
912 Hayston Way Irmo, SC	4.0	2.5	2266	$2,549	$1.12	21d	1	0.96mi
763 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,299	$1.09	21d	1	0.99mi
783 Patmore Dr Irmo, SC	4.0	2.5	2266	$2,449	$1.08	21d	1	0.99mi
767 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,299	$1.09	21d	1	0.99mi
675 Patmore Dr Irmo, SC	4.0	2.5	2266	$2,495	$1.10	21d	1	1.04mi
693 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,349	$1.11	21d	1	1.04mi
671 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,349	$1.11	21d	1	1.04mi
674 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,349	$1.11	2d	1	1.04mi
681 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,475	$1.17	2d	1	1.04mi
580 Glenmanor Dr Irmo, SC	3.0	2.0	1700	$2,296	$1.35	2d	1	1.07mi
148 Abbots Glen Rd Irmo, SC	4.0	3.0	2100	$2,395	$1.14	2d	1	1.10mi
540 Glenmanor Dr Irmo, SC	4.0	3.0	2100	$2,395	$1.14	11d	1	1.11mi
559 Glenmanor Dr Irmo, SC	4.0	2.5	2075	$2,433	$1.17	2d	1	1.12mi
195 Abbots Glen Rd Irmo, SC	4.0	2.5	1783	$2,295	$1.29	2d	1	1.12mi
533 Glenmanor Dr Irmo, SC	4.0	3.0	2100	$2,395	$1.14	2d	1	1.15mi
309 Redmoss Dr Irmo, SC	4.0	2.5	1783	$2,245	$1.26	11d	1	1.16mi
506 Glenmanor Dr Irmo, SC	4.0	2.5	2075	$2,433	$1.17	2d	1	1.18mi
437 Stonyhurst Dr Irmo, SC	4.0	2.5	1783	$2,245	$1.26	19d	1	1.22mi

Listing history 3 events

1. 2026-06-18
   days on market $215,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $215,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $29,182
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − Depreciation: −$6,255
• Taxable income: $1,915
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $4,764/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-16 Listed $215,000 Consolidated MLS

Property tax history

-10.3%/yr

Latest (2025): $399 · +3.4% YoY. Source: county tax records.