152 Thames Valley Ct · Irmo, SC 29063

$190,500

3 bd · 2.0 ba · 1,125 sqft · Townhouse public records · 56 Days on market

Built 1986 7,405 sqft 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 152 Thames Valley! This this charming 2-bedroom, 2-bath home offering comfort, convenience, and easy living. Step inside to a bright and inviting layout with plenty of natural light throughout. The spacious living area flows seamlessly into the kitchen and dining space, making it perfect for both everyday living and entertaining. The primary suite features a private bath and ample closet space, while the second bedroom provides flexibility for guests, a home office, or additional living needs. Enjoy relaxing outdoors with a cozy yard space, ideal for morning coffee or evening gatherings. Conveniently located near shopping, dining, and major roadways, this home is a must-see! Disc

Key facts

• Bright layout
• Spacious living area
• Cozy yard space

Tags

• BRIGHT LAYOUT
• NATURAL LIGHT
• SPACIOUS LIVING AREA
• COZY YARD SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Two-story house; House faces south
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Covered porch (other porch); Uncovered back porch; Deck; Storage shed; Partial and full gutters; Privacy wood fence in rear

Interior

• Kitchen: Galley kitchen with Formica countertops; Tiled backsplash; Painted cabinets; Microwave (above stove); Refrigerator; Disposal; Luxury vinyl plank flooring through kitchen
• Bedrooms: Master bedroom on the second floor with private bath, walk-in closet, tub/shower; Second bedroom on the main level with walk-in closet, tub/shower, box ceilings, and Jack & Jill bath
• Flooring: Luxury vinyl plank flooring throughout main living areas, great room, and bedrooms
• Bathrooms: Two full bathrooms total (one main-level full bath, one second full bath)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans in main living areas and bedrooms; Attic access; Wood-burning fireplace; Free-standing smooth-surface range
• Laundry & utility: Laundry located in heated space off the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/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 $183k (3.9% below list).
• Recommended offer: $183k (3.9% 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: Dutch Fork Elementary (math 32% / reading 37%, grade F, #344 of 597 statewide, top 60%, 475 students, 82% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 315 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 56 days — a 3% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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, 59% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,059 (3.9% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-15,809
• Equity at exit: $28,404

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-5,138
• Equity at exit: $16,471

Cash invested: $53,340 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$999
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $300

Break-even live

Break-even rent $1,450

Max offer price $190,500

Occupancy floor 79%

Sensitivity live

Price	-10% $408	-5% $354	+0% $300	+5% $247	+10% $193
Rent	-10% $156	-5% $228	+0% $300	+5% $373	+10% $445
Rate	-1.0pp $396	-0.5pp $349	base $300	+0.5pp $251	+1.0pp $201

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: $47,625
• Closing costs: $5,715
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Crescent Ln Columbia, SC	2.0	1.5	1300	$1,380	$1.06	3d	1	0.25mi
22 Dean Crest Ct Irmo, SC	3.0	2.0	1301	$1,695	$1.30	3d	1	0.42mi
228 Chadford Rd Irmo, SC	3.0	2.0	1318	$1,861	$1.41	14d	1	0.51mi
530 Chadford Rd Irmo, SC	3.0	2.0	1196	$1,695	$1.42	14d	1	0.75mi
104 Tuscany Ct Irmo, SC	3.0	2.5	1248	$1,850	$1.48	14d	1	0.85mi
136 Weston Watch Rd Irmo, SC	3.0	2.0	1200	$1,695	$1.41	3d	1	1.31mi
13 Dyers Hall Ct Irmo, SC	3.0	2.0	1127	$1,699	$1.51	24d	1	1.32mi
1220 Meredith Dr Columbia, SC	2.0–3.0	2.0–2.5	1083	$1,889	$1.74	3d	7	1.41mi

Listing history 23 events

1. 2026-06-18
   days on market $190,500 Active 56 DOM
2. 2026-06-17
   days on market $190,500 Active 55 DOM
3. 2026-06-16
   days on market $190,500 Active 54 DOM
4. 2026-06-15
   days on market $190,500 Active 53 DOM
5. 2026-06-14
   days on market $190,500 Active 51 DOM
6. 2026-06-13
   days on market $190,500 Active 50 DOM
7. 2026-06-10
   days on market $190,500 Active 48 DOM
8. 2026-06-09
   days on market $190,500 Active 47 DOM
9. 2026-06-08
   days on market $190,500 Active 46 DOM
10. 2026-06-07
    days on market $190,500 Active 45 DOM
11. 2026-06-03
    days on market $190,500 Active 41 DOM
12. 2026-06-03
    days on market $190,500 Active 40 DOM
13. 2026-06-01
    days on market $190,500 Active 39 DOM
14. 2026-05-31
    days on market $190,500 Active 38 DOM
15. 2026-05-20
    price $190,500
16. 2026-05-05
    price $192,500
17. 2026-04-23
    listed $195,000 Active
18. 2025-01-03
    soldstatus $185,000
19. 2024-11-28
    status Pending
20. 2024-11-13
    listed $190,000 Active
21. 2024-10-31
    price $190,000
22. 2024-10-17
    listed $195,000 Active
23. 2015-03-11
    soldstatus $68,000

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $1,086 · $90/mo
• Expected delta: +$278/yr (+$23/mo · 34.5%)

ⓘ 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 · 15 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: $21,967
• − Mortgage interest: −$10,671
• − Property taxes: −$808
• − Insurance: −$952
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − Depreciation: −$5,542
• Taxable income: $479
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $3,491/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: 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 (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 (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 · 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: ▼ -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

+180.1% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $190,500 Consolidated MLS
• 2026-05-05 Price Changed $192,500 Consolidated MLS
• 2026-04-23 Listed $195,000 Consolidated MLS
• 2025-01-03 Sold (Public Records) $185,000 Public Records
• 2024-11-28 Pending — Consolidated MLS
• 2024-11-13 Listed $190,000 Consolidated MLS
• 2024-10-31 Price Changed $190,000 Consolidated MLS
• 2024-10-17 Listed $195,000 Consolidated MLS
• 2015-03-11 Sold (Public Records) $68,000 Public Records

Property tax history

-4.8%/yr

Latest (2024): $808 · +6.3% YoY. Source: county tax records.