337 Gales River Rd · Irmo, SC 29063

$215,000

3 bd · 2.0 ba · 1,318 sqft · SingleFamily public records · 32 Days on market

Built 1983 0.29 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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON THE MARKET, BUYER GOT COLD FEET!! Welcome home to 337 Gales River Road, located in the heart of Irmo. This Cape Cod style home is PERFECT for first-time buyers or anyone looking to downsize without sacrificing comfort or style. Providing 3 bedrooms, 2 full bathrooms at 1318 square feet. Step inside to freshly a painted interior complemented by brand-new light fixtures throughout with real hardwood floors in the living room and eat-in area, creating a bright and inviting atmosphere. The kitchen has been tastefully updated with freshly painted cabinets, giving it a crisp, updated feel while maintaining its warmth and functionality. Outside, enjoy relaxing or entertaining on your deck

Key facts

• 0.29 acre lot
• Built 1983
• Listed 32 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl exterior; Crawlspace foundation
• Exterior features: Covered back porch; Paved road access

Interior

• Kitchen: Eat-in kitchen; Pantry; Formica countertops; Painted cabinets; Laminate flooring; Dishwasher; Microwave above stove; Free-standing electric range with smooth surface and self-cleaning
• Bedrooms: Master bedroom on main level with private bath, separate shower, ceiling fan, walk-in closet, carpeted floors; Bedroom 2 on main level with shared bath, tub/shower, private closet, carpeted floors; Bedroom 3 on main level with shared bath, tub/shower, private closet, carpeted floors
• Flooring: Carpet in bedrooms; Hardwood in living room; Laminate in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Gas pack heating
• Interior features: Ceiling fan(s); Smoke detector; Attic access; Bay window in living room; Hardwood floors in living room
• Laundry & utility: Laundry located on main level in heated space off kitchen; Electric hookup for washer/dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $192k (10.8% below list).
• Recommended offer: $192k (10.8% 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: H. E. Corley Elementary (math 42% / reading 52%, grade D-, #209 of 597 statewide, top 36%, 558 students, 74% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 63% FRL vs 27% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 315 active listings in the ZIP; 9 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 32 days — a 3% lower offer ($209k) 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.
• Current owner paid $106k; list at $215k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $191,734 (10.8% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 9.3

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-25,316
• Equity at exit: $32,057

10-year hold

• IRR: -6.0%
• Equity multiple: 0.65×
• Total profit: $-21,072
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $217

Break-even live

Break-even rent $1,643

Max offer price $215,000

Occupancy floor 84%

Sensitivity live

Price	-10% $338	-5% $278	+0% $217	+5% $156	+10% $95
Rent	-10% $65	-5% $141	+0% $217	+5% $292	+10% $368
Rate	-1.0pp $325	-0.5pp $271	base $217	+0.5pp $161	+1.0pp $104

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Chadford Rd Irmo, SC	3.0	2.0	1318	$1,861	$1.41	15d	1	0.17mi
22 Dean Crest Ct Irmo, SC	3.0	2.0	1301	$1,695	$1.30	4d	1	0.26mi
530 Chadford Rd Irmo, SC	3.0	2.0	1196	$1,695	$1.42	15d	1	0.35mi
312 Bow Church Rd Irmo, SC	3.0	2.0	1505	$1,861	$1.24	12d	1	0.44mi
508 Cornerstone Cir Irmo, SC	3.0	2.0	1867	$2,200	$1.18	24d	1	0.64mi
13 Dyers Hall Ct Irmo, SC	3.0	2.0	1127	$1,699	$1.51	24d	1	0.66mi
136 Weston Watch Rd Irmo, SC	3.0	2.0	1200	$1,695	$1.41	4d	1	0.71mi
1 Crescent Ln Columbia, SC	2.0	1.5	1300	$1,380	$1.06	3d	1	0.87mi
108 Cranewater Dr Columbia, SC	3.0	2.5	1600	$1,795	$1.12	24d	1	0.98mi

Listing history 16 events

1. 2026-06-09
   statusdays on market $215,000 Pending 32 DOM
2. 2026-06-08
   days on market $215,000 Active - Contingent 31 DOM
3. 2026-06-07
   days on market $215,000 Active - Contingent 30 DOM
4. 2026-06-03
   days on market $215,000 Active - Contingent 26 DOM
5. 2026-06-03
   days on market $215,000 Active - Contingent 25 DOM
6. 2026-06-01
   days on market $215,000 Active - Contingent 24 DOM
7. 2026-05-31
   days on market $215,000 Active - Contingent 23 DOM
8. 2026-05-21
   status Active
9. 2026-05-17
   status Pending
10. 2026-05-13
    historical
11. 2026-05-02
    historical Active - Contingent
12. 2026-04-30
    listed $215,000 Active
13. 2009-09-02
    soldstatus $105,800
14. 2005-03-29
    soldstatus $89,900
15. 1999-12-01
    soldstatus $16,165
16. 1991-05-01
    soldstatus $67,000

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$254/yr (+$21/mo · 26.1%)

ⓘ 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 63% 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: $23,008
• − Mortgage interest: −$12,043
• − Property taxes: −$972
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$6,255
• Taxable loss: −$1,018
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $2,844/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

+220.9% since first listed

9 events — show timeline

• 2026-05-21 Relisted — Consolidated MLS
• 2026-05-17 Pending — Consolidated MLS
• 2026-05-13 Delisted — Consolidated MLS
• 2026-05-02 Contingent — Consolidated MLS
• 2026-04-30 Listed $215,000 Consolidated MLS
• 2009-09-02 Sold (Public Records) $105,800 Public Records
• 2005-03-29 Sold (Public Records) $89,900 Public Records
• 1999-12-01 Sold (Public Records) $16,165 Public Records
• 1991-05-01 Sold (Public Records) $67,000 Public Records

Property tax history

-5.7%/yr

Latest (2024): $972 · +5.3% YoY. Source: county tax records.