3 bd · 3.0 ba ·
1,948 sqft ·
Built 2016
· SingleFamily
· Pending
· 191 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,551/mo
Mortgage (P&I)
−$1,363
Tax + insurance
−$254
HOA
−$52
Vac / Maint / Mgmt
−$536
Net cashflow
$346/mo
Annual
$4,147/yr
Cap rate
7.89%
Cash-on-cash
5.70%
DSCR
1.25
1% rule
0.98%
Cash to close
$72,800
Investor read
This is a 3-bed/3.0-bath single-family listed at $260k.
At list price, monthly cash flow is $346 ($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 $255k (1.9% below list).
It's been on market 191 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
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.
Location reads 67/100 on livability (#102 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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 High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 1,307 students, 100% FRL) — zoned schools average 100% FRL vs 27% district-wide (73 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: 443 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Questions for listing agent
It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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.
CashFlowRE · CFR-GHSXJX0J4XQ222
· Data 4 weeks agocashflowre.app · 2026-05-29