101 Bosworth Field Rd · Irmo, SC 29212

$254,900

3 bd · 2.0 ba · 2,052 sqft · SingleFamily public records · 26 Days on market

Built 1973 0.37 ac 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 +13.5/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2,052 sq. ft. brick ranch home on a desirable corner lot offering an incredible amount of living space and timeless character throughout. This 3 bedroom, 2 bath home features beautiful hardwood floors, a formal living room, formal dining room, spacious family room with fireplace, bright Florida room/den, dedicated laundry room, and a huge garage with plenty of room for storage, hobbies, or projects. The vintage style kitchen is full of Southern charm and character, making this home perfect for buyers who appreciate classic style and solid craftsmanship. The large yard provides plenty of space for entertaining, relaxing, and outdoor grilling. With its spacious layout, warm character

Key facts

• Formal dining room
• Brick ranch home
• Formal living room

Tags

• BRICK RANCH HOME
• CORNER LOT
• HARDWOOD FLOORS
• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• FAMILY ROOM WITH FIREPLACE

Property features AI

Exterior

• Parking: Attached 2-car garage; Total of 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story house
• Construction: Crawlspace foundation
• Exterior features: Brick above foundation on all sides; Wood fiber/Masonite siding; Paved road frontage

Interior

• Kitchen: Built-in range
• Bedrooms: Primary bedroom on main level with private bath, ceiling fan, and hardwood floors; Second bedroom on main level with ceiling fan and hardwood floors; Third bedroom on main level with ceiling fan and hardwood floors
• Flooring: Hardwood flooring in primary bedroom, bedrooms 2 and 3, formal living and dining rooms; Carpet in the great room
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One wood-burning fireplace; Built-in range
• Laundry & utility: Main-level laundry in a heated mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $9 ($102/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 $197k (22.7% below list).
• Recommended offer: $197k (22.7% 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: Irmo Elementary (math 50% / reading 51%, grade D+, #160 of 597 statewide, top 27%, 541 students, 41% FRL); Irmo Middle (math 30% / reading 38%, grade F, #110 of 229 statewide, top 49%, 1,011 students, 100% FRL); Irmo High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 1,307 students, 100% FRL) — zoned schools average 80% FRL vs 27% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 211 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($77k/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 $8k 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 26 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $143k; list at $255k implies a 78% 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 $196,952 (22.7% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.77% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.35×
• Total profit: $-46,636
• Equity at exit: $38,006

10-year hold

• IRR: -18.4%
• Equity multiple: 0.12×
• Total profit: $-62,631
• Equity at exit: $22,039

Cash invested: $71,372 (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 29212

• Rents YoY: -0.2%
• Active inventory: 211
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,970 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $9

Break-even live

Break-even rent $1,959

Max offer price $254,900

Occupancy floor 95%

Sensitivity live

Price	-10% $153	-5% $81	+0% $9	+5% $-64	+10% $-136
Rent	-10% $-147	-5% $-69	+0% $9	+5% $86	+10% $164
Rate	-1.0pp $137	-0.5pp $73	base $9	+0.5pp $-58	+1.0pp $-125

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Cornerstone Cir Irmo, SC	3.0	2.0	1867	$2,200	$1.18	25d	1	1.41mi
312 Bow Church Rd Irmo, SC	3.0	2.0	1505	$1,861	$1.24	12d	1	1.44mi

Listing history 20 events

1. 2026-06-21
   days on market $254,900 Active 26 DOM
2. 2026-06-18
   days on market $254,900 Active 23 DOM
3. 2026-06-17
   days on market $254,900 Active 22 DOM
4. 2026-06-16
   days on market $254,900 Active 21 DOM
5. 2026-06-15
   days on market $254,900 Active 20 DOM
6. 2026-06-14
   days on market $254,900 Active 18 DOM
7. 2026-06-13
   days on market $254,900 Active 17 DOM
8. 2026-06-10
   days on market $254,900 Active 15 DOM
9. 2026-06-09
   days on market $254,900 Active 14 DOM
10. 2026-06-08
    days on market $254,900 Active 13 DOM
11. 2026-06-07
    days on market $254,900 Active 12 DOM
12. 2026-06-03
    days on market $254,900 Active 8 DOM
13. 2026-06-03
    days on market $254,900 Active 7 DOM
14. 2026-06-01
    days on market $254,900 Active 6 DOM
15. 2026-05-31
    days on market $254,900 Active 5 DOM
16. 2026-05-27
    listed $254,900 Active
17. 2018-05-03
    soldstatus $143,000
18. 2017-12-21
    price $149,900
19. 1999-06-02
    soldstatus $114,000
20. 1994-06-01
    soldstatus $86,000

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $1,453 · $121/mo
• Expected delta: +$199/yr (+$17/mo · 15.9%)

ⓘ 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 1/10 Low
• 🌡 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: $23,634
• − Mortgage interest: −$14,278
• − Property taxes: −$1,254
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$7,415
• Taxable loss: −$4,369
• Est. tax savings @ 24.0%: +$1,049
• After-tax cash flow: $1,151/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

• Census place: Irmo, SC
• County: Lexington County · 232,571 people
• City population: 38,201
• Metro: Columbia, SC
• Population (ZIP): 27,657
• Household income: $77,142
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 863.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 25% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 3%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -139.55%
• Current HPI: 212.5173
• Rent YoY: ▼ -0.23%
• 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

+196.4% since first listed

5 events — show timeline

• 2026-05-27 Listed $254,900 Consolidated MLS
• 2018-05-03 Sold (Public Records) $143,000 Public Records
• 2017-12-21 Price Changed $149,900 Consolidated MLS
• 1999-06-02 Sold (Public Records) $114,000 Public Records
• 1994-06-01 Sold (Public Records) $86,000 Public Records

Property tax history

-5.2%/yr

Latest (2024): $1,254 · +4.1% YoY. Source: county tax records.