504 Idlewood Park Dr · Oak Grove, SC 29170

$177,000

2 bd · 2.5 ba · 1,183 sqft · Townhouse · 106 Days on market

Built 2011 7,840 sqft lot $50/mo HOA · 4% of rent ↓ 28% since listing

---

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 +4.2/10.0
• DSCR +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss your chance to own this beautifully maintained townhome in Maple Tree Towns, ideally located just off Highway 1 between I-20 and I-26. With quick access to CAE Airport, downtown Columbia, Lake Murray, and downtown Lexington, this spot is perfect for commuters, frequent travelers, or anyone wanting low-maintenance living in the heart of it all. The main level features durable LVP flooring, high ceilings, and an open-concept living and dining area that feels bright and spacious. The kitchen offers abundant cabinet storage and generous counter space, making everyday living and entertaining easy. A convenient half bath and additional storage downstairs add to the functionality.

Key facts

• $50 HOA
• Built 2011
• Listed 106 days

Tags

• TOWNHOME IN MAPLE TREE TOWNS
• QUICK ACCESS TO CAE AIRPORT
• PRIVATE FENCED BACKYARD
• OVERSIZED PRIMARY SUITE
• ENSUITE BATH WITH SOAKING TUB

Property features AI

Finance

• Other: Cable available
• HOA & community: Property is part of a homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story townhouse-style home; Fiber cement (Hardie Plank) exterior
• Construction: Slab foundation
• Exterior features: Covered front porch; Patio; Rear vinyl fencing

Interior

• Kitchen: Formica countertops; Painted cabinets; Tile floor; Prep sink; Microwave above the stove; Free-standing range; Dishwasher; Garbage disposal; Refrigerator included
• Bedrooms: Master bedroom (second floor) with garden tub, separate shower, his-and-hers closet, high ceilings, ceiling fan, and tile floors; Second bedroom (second floor) with walk-in closet, shared tub/shower, high ceilings, ceiling fan, and carpeted floors
• Flooring: Luxury vinyl plank in the great room; Tile flooring in kitchen and master bedroom; Carpet in secondary bedroom
• Bathrooms: Two full bathrooms; One half bathroom; Second bathrooms (full) — two
• Heating & cooling: Central heating; Central cooling
• Interior features: Attic storage with attic access; Smoke detector; Molding and high ceilings in the great room; Ceiling fans in great room and bedrooms
• Laundry & utility: Main-level laundry in a closet (heated space); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $177k.

Deal economics

• At list price, monthly cash flow is $6 ($73/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 $141k (20.4% below list).
• Recommended offer: $141k (20.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#114 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D, amenities F, commute F.
• Lexington 01 (suburban): math 42% / reading 53% proficiency, ranked #11 of 80 in SC (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oak Grove Elementary (math 37% / reading 39%, grade F, #308 of 597 statewide, top 52%, 738 students, 35% FRL); White Knoll Middle (math 19% / reading 31%, grade F, #165 of 229 statewide, top 72%, 816 students, 52% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 193 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k 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 106 days — a 9% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $140,827 (20.4% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.47×
• Total profit: $-26,086
• Equity at exit: $26,391

10-year hold

• IRR: -3.7%
• Equity multiple: 0.74×
• Total profit: $-12,849
• Equity at exit: $15,304

Cash invested: $49,560 (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 29170

• Home prices YoY: -16.9%
• Rents YoY: 4.6%
• Active inventory: 193
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$928
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$74
• HOA: −$50
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $6

Break-even live

Break-even rent $1,401

Max offer price $177,000

Occupancy floor 95%

Sensitivity live

Price	-10% $106	-5% $56	+0% $6	+5% $-44	+10% $-94
Rent	-10% $-105	-5% $-50	+0% $6	+5% $62	+10% $117
Rate	-1.0pp $95	-0.5pp $51	base $6	+0.5pp $-40	+1.0pp $-86

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
536 Idlewood Park Dr West Columbia, SC	2.0	2.5	1100	$1,395	$1.27	25d	1	0.03mi
105 Landford Ct Lexington, SC	3.0	2.0	1260	$1,450	$1.15	5d	1	0.78mi
200 # W Unit Woodberry Rd unit West Columbia, SC	2.0	2.0	1000	$1,300	$1.30	4d	1	0.80mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 19 events

1. 2026-06-22
   days on market $177,000 Active 106 DOM
2. 2026-06-18
   days on market $177,000 Active 103 DOM
3. 2026-06-17
   days on market $177,000 Active 102 DOM
4. 2026-06-16
   days on market $177,000 Active 101 DOM
5. 2026-06-15
   days on market $177,000 Active 100 DOM
6. 2026-06-14
   days on market $177,000 Active 98 DOM
7. 2026-06-10
   days on market $177,000 Active 95 DOM
8. 2026-06-09
   days on market $177,000 Active 94 DOM
9. 2026-06-08
   days on market $177,000 Active 93 DOM
10. 2026-06-07
    days on market $177,000 Active 92 DOM
11. 2026-06-03
    days on market $177,000 Active 88 DOM
12. 2026-06-03
    days on market $177,000 Active 87 DOM
13. 2026-06-02
    days on market $177,000 Active 86 DOM
14. 2026-05-31
    days on market $177,000 Active 85 DOM
15. 2026-03-07
    listed $177,000 Active
16. 2025-10-22
    price $177,000
17. 2025-10-10
    price $185,000
18. 2025-09-26
    listed $199,000 Active
19. 2015-10-30
    soldstatus $245,000

ⓘ 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: $654 · $55/mo
• Projected year-2 tax: $1,009 · $84/mo
• Expected delta: +$355/yr (+$30/mo · 54.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,899
• − Mortgage interest: −$9,915
• − Property taxes: −$654
• − Insurance: −$885
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − HOA: −$600
• − Depreciation: −$5,149
• Taxable loss: −$3,007
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $795/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 01
• NCES district ID: 4502700
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $61,298
• Composite: 41.75/100
• National rank: #3399
• State rank: #11 of 80 in SC

Livability — Oak Grove

• Score: 66/100
• State rank: #114
• US rank: #11681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, SC
• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 21,247
• Household income: $74,902
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 147.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 10% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, Jamaica, Guatemala
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -52.72%
• Current HPI: 259.713
• Rent YoY: ▲ 4.57%
• 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

-27.8% since first listed

5 events — show timeline

• 2026-03-07 Listed $177,000 Consolidated MLS
• 2025-10-22 Price Changed $177,000 Consolidated MLS
• 2025-10-10 Price Changed $185,000 Consolidated MLS
• 2025-09-26 Listed $199,000 Consolidated MLS
• 2015-10-30 Sold (Public Records) $245,000 Public Records

Property tax history

-9.0%/yr

Latest (2024): $654 · +4.4% YoY. Source: county tax records.