2 Woodshaw Ct · Irmo, SC 29212

$229,900

3 bd · 2.0 ba · 1,369 sqft · SingleFamily public records · 26 Days on market

Built 1992 0.25 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2 Woodshaw Court, a well-maintained home in the Shadowfield neighborhood of Irmo with no HOA! The home sits on a quarter acre lot featuring a covered front porch and a functional entry with a coat closet as you walk in. This home has all new carpet in the bedrooms and closets! The spacious living room includes a tray ceiling with lots of space to relax by the fireplace, and lots of abundant natural light in the living room. While the large kitchen offers white cabinets, ample storage, and an eat-in bay window. The primary bedroom includes vaulted ceilings, a walk-in closet with custom shelving, and an ensuite bath with dual vanities, a garden tub, and a separate shower, with two

Key facts

• Covered front porch
• Tray ceiling
• Functional entry

Tags

• COVERED FRONT PORCH
• FUNCTIONAL ENTRY
• COAT CLOSET
• SPACIOUS LIVING ROOM
• TRAY CEILING
• FIREPLACE

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; House faces northeast
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Vinyl exterior; Wood rear privacy fence

Interior

• Kitchen: Bay window; Eat-in kitchen; Formica countertops; Tile floor; Painted cabinets
• Bedrooms: Primary bedroom on the main level with double vanity, garden tub, private bath, separate shower, high ceilings, ceiling fan, carpet and tile flooring; Second bedroom on the main level with shared bath and carpet; Third bedroom on the main level with shared bath and carpet
• Flooring: Luxury vinyl plank in living areas; Carpet in bedrooms; Tile in primary bedroom and kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Attic access; Wood-burning fireplace (1); Free-standing range
• Laundry & utility: Main-level laundry in a closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $56 ($675/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 $184k (19.9% below list).
• Recommended offer: $184k (19.9% 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: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $7k 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 ($226k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.
• Current owner paid $190k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $184,125 (19.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.80% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.4

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: -17.7%
• Equity multiple: 0.39×
• Total profit: $-39,154
• Equity at exit: $34,279

10-year hold

• IRR: -16.0%
• Equity multiple: 0.21×
• Total profit: $-50,695
• Equity at exit: $19,878

Cash invested: $64,372 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $56

Break-even live

Break-even rent $1,770

Max offer price $229,900

Occupancy floor 92%

Sensitivity live

Price	-10% $186	-5% $121	+0% $56	+5% $-9	+10% $-74
Rent	-10% $-89	-5% $-16	+0% $56	+5% $129	+10% $202
Rate	-1.0pp $172	-0.5pp $115	base $56	+0.5pp $-3	+1.0pp $-64

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Cranewater Dr Columbia, SC	3.0	2.5	1600	$1,795	$1.12	25d	1	0.52mi
12 Shuler Cir Unit 1 Columbia, SC	2.0	2.0	1042	$1,600	$1.54	25d	1	0.98mi
2170 N Lake Dr Columbia, SC	1.0–3.0	1.0–2.0	1036	$2,170	$2.09	4d	29	1.09mi
1220 Meredith Dr Columbia, SC	2.0–3.0	2.0–2.5	1083	$1,889	$1.74	4d	7	1.29mi
13 Dyers Hall Ct Irmo, SC	3.0	2.0	1127	$1,699	$1.51	25d	1	1.44mi

Listing history 31 events

1. 2026-06-21
   days on market $229,900 Active 26 DOM
2. 2026-06-18
   days on market $229,900 Active 23 DOM
3. 2026-06-17
   days on market $229,900 Active 22 DOM
4. 2026-06-16
   days on market $229,900 Active 21 DOM
5. 2026-06-15
   days on market $229,900 Active 20 DOM
6. 2026-06-14
   days on market $229,900 Active 18 DOM
7. 2026-06-13
   days on market $229,900 Active 17 DOM
8. 2026-06-10
   days on market $229,900 Active 15 DOM
9. 2026-06-09
   days on market $229,900 Active 14 DOM
10. 2026-06-08
    days on market $229,900 Active 13 DOM
11. 2026-06-07
    days on market $229,900 Active 12 DOM
12. 2026-06-03
    days on market $229,900 Active 8 DOM
13. 2026-06-03
    days on market $229,900 Active 7 DOM
14. 2026-06-01
    days on market $229,900 Active 6 DOM
15. 2026-05-31
    days on market $229,900 Active 5 DOM
16. 2026-05-26
    listed $229,900 Active
17. 2026-05-02
    historical
18. 2026-03-20
    listed $229,900 Active
19. 2025-12-31
    price $229,900
20. 2025-12-03
    price $239,900
21. 2025-11-06
    listed $245,000 Active
22. 2022-09-16
    soldstatus $190,000
23. 2022-08-15
    historical
24. 2022-08-10
    listed $179,900 Active
25. 2011-11-17
    soldstatus $113,000
26. 2008-06-09
    soldstatus $134,500
27. 2007-01-03
    soldstatus $126,500
28. 2003-10-02
    soldstatus $110,000
29. 1996-02-01
    soldstatus $88,000
30. 1992-09-01
    soldstatus $92,900
31. 1992-04-01
    soldstatus $18,000

ⓘ 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: $1,163 · $97/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$148/yr (+$12/mo · 12.7%)

ⓘ 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 · 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: $22,095
• − Mortgage interest: −$12,878
• − Property taxes: −$1,163
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$6,688
• Taxable loss: −$3,318
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $1,472/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

• 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

+1177.2% since first listed

16 events — show timeline

• 2026-05-26 Listed $229,900 Consolidated MLS
• 2026-05-02 Delisted — Consolidated MLS
• 2026-03-20 Listed $229,900 Consolidated MLS
• 2025-12-31 Price Changed $229,900 Consolidated MLS
• 2025-12-03 Price Changed $239,900 Consolidated MLS
• 2025-11-06 Listed $245,000 Consolidated MLS
• 2022-09-16 Sold (Public Records) $190,000 Public Records
• 2022-08-15 Delisted — Consolidated MLS
• 2022-08-10 Listed $179,900 Consolidated MLS
• 2011-11-17 Sold (Public Records) $113,000 Public Records
• 2008-06-09 Sold (Public Records) $134,500 Public Records
• 2007-01-03 Sold (Public Records) $126,500 Public Records
• 2003-10-02 Sold (Public Records) $110,000 Public Records
• 1996-02-01 Sold (Public Records) $88,000 Public Records
• 1992-09-01 Sold (Public Records) $92,900 Public Records
• 1992-04-01 Sold (Public Records) $18,000 Public Records

Property tax history

-8.4%/yr

Latest (2024): $1,163 · -76.4% YoY. Source: county tax records.