129 Esso Ln · Columbia, SC 29045

$375,000

5 bd · 5.0 ba · 3,522 sqft · SingleFamily public records · 32 Days on market

Built 2019 8,712 sqft 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 +12.0/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• DSCR +3.6/10.0
• 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

If you’ve been searching for a home where everyone finally has room to spread out this is it. With over 3,575 square feet, 5 true bedrooms, and 4.5 bathrooms, this home was designed for real life, large families, entertaining, working from home, or multi-generational living. The open living spaces are filled with natural light and flow effortlessly into a spacious kitchen with plenty of cabinetry and room to gather. Upstairs and throughout the home, oversized bedrooms and flexible spaces give everyone their own place to relax, work, or unwind. And the best part? NO HOA. No extra restrictions. No telling you what you can or can’t do with your property. Just the freedom to enjoy

Key facts

• Flexible spaces
• Oversized bedrooms
• Spacious kitchen

Tags

• SPACIOUS KITCHEN
• OVERSIZED BEDROOMS
• FLEXIBLE SPACES
• NO HOA
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached garage with 3 spaces (garage at main level); Total of 3 parking spaces
• Utilities: Public sewer; Public water
• Home design: Two-story home; Partial brick and vinyl exterior; Entry level: Main
• Construction: Slab foundation
• Exterior features: Patio; Front uncovered porch; Privacy fence; Paved road access; Public water

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on second floor; Bedroom 2 on main level; Bedrooms 3, 4 and 5 on second floor
• Flooring: Hardwood in formal dining room
• Bathrooms: Four full bathrooms; One partial bathroom; One main-level full bathroom; One main-level half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace
• Laundry & utility: Washer and dryer area on main level

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $360k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (22.0% below list).
• Recommended offer: $293k (22.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#18 in SC, #2,436 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, employment D, crime 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.
• Market conditions: Rents rising (+2.7%/yr); 334 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($87k/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 $3k of loan paydown is wiped out by about $11k 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 32 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $292,611 (22.0% 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 32 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• 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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-67,241
• Equity at exit: $55,914

10-year hold

• IRR: -11.2%
• Equity multiple: 0.34×
• Total profit: $-69,555
• Equity at exit: $32,423

Cash invested: $105,000 (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: 334
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,926 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$276 /mo · $3,306/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-87

Break-even live

Break-even rent $3,036

Max offer price $359,690

Occupancy floor 98%

Sensitivity live

Price	-10% $126	-5% $19	+0% $-87	+5% $-193	+10% $-299
Rent	-10% $-318	-5% $-202	+0% $-87	+5% $29	+10% $144
Rate	-1.0pp $102	-0.5pp $9	base $-87	+0.5pp $-184	+1.0pp $-283

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Campbell Ridge Dr Elgin, SC	5.0	4.5	3500	$2,986	$0.85	12d	1	0.23mi
324 Sundew Rd Elgin, SC	5.0	2.5	2805	$2,360	$0.84	20d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $375,000 Active 32 DOM
2. 2026-06-17
   days on market $375,000 Active 31 DOM
3. 2026-06-16
   days on market $375,000 Active 30 DOM
4. 2026-06-15
   days on market $375,000 Active 29 DOM
5. 2026-06-14
   days on market $375,000 Active 27 DOM
6. 2026-06-10
   days on market $375,000 Active 24 DOM
7. 2026-06-09
   days on market $375,000 Active 23 DOM
8. 2026-06-08
   days on market $375,000 Active 22 DOM
9. 2026-06-07
   days on market $375,000 Active 21 DOM
10. 2026-06-05
    remarks 687-char remark
11. 2026-06-05
    days on market $375,000 Active 18 DOM
12. 2026-06-03
    days on market $375,000 Active 17 DOM
13. 2026-06-03
    days on market $375,000 Active 16 DOM
14. 2026-06-02
    days on market $375,000 Active 15 DOM
15. 2026-05-31
    days on market $375,000 Active 14 DOM
16. 2026-05-17
    listed $375,000 Active
17. 2026-03-26
    price $375,000
18. 2022-04-19
    soldstatus $377,000
19. 2022-02-28
    historical
20. 2022-02-24
    listed $370,000 Active
21. 2019-04-08
    historical
22. 2019-04-08
    listed $265,490 Active
23. 2018-11-26
    soldstatus $1,026,000

ⓘ 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: $3,306 · $276/mo
• Projected year-2 tax: $3,306 · $275/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $35,113
• − Mortgage interest: −$21,006
• − Property taxes: −$3,306
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,809
• − Management: −$2,809
• − Depreciation: −$10,909
• Taxable loss: −$7,601
• Est. tax savings @ 24.0%: +$1,824
• After-tax cash flow: $784/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 — Columbia

• Score: 78/100
• State rank: #18
• US rank: #2436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kershaw County · 47,655 people
• City population: 335,994
• 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

-63.5% since first listed

8 events — show timeline

• 2026-05-17 Listed $375,000 Consolidated MLS
• 2026-03-26 Price Changed $375,000 Consolidated MLS
• 2022-04-19 Sold (Public Records) $377,000 Public Records
• 2022-02-28 Delisted — Consolidated MLS
• 2022-02-24 Listed $370,000 Consolidated MLS
• 2019-04-08 Delisted — Consolidated MLS
• 2019-04-08 Listed $265,490 Consolidated MLS
• 2018-11-26 Sold (Public Records) $1,026,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $3,306 · +3.6% YoY. Source: county tax records.