2742 American Ave · Cayce, SC 29170

$180,000

3 bd · 2.0 ba · 1,479 sqft · SingleFamily public records · 43 Days on market

Built 1975 0.81 ac 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three bedroom 2 bathroom brick ranch. Fenced back yard, City water and well available. Wood burning fireplace, Attached carport, detached 2 car garage, and one storage building. Large lot for the neighborhood. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Fenced back yard
• Attached carport
• Storage building

Tags

• FENCED BACK YARD
• WOOD BURNING FIREPLACE
• ATTACHED CARPORT
• DETACHED 2 CAR GARAGE
• STORAGE BUILDING
• LARGE LOT

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces; Two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Crawlspace foundation
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road frontage; Approximately 0.81-acre lot

Interior

• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $251 ($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 $166k (7.9% below list).
• Recommended offer: $166k (7.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#55 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime 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: White Knoll Elementary (math 32% / reading 36%, grade F, #359 of 597 statewide, top 60%, 673 students, 41% 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) — zoned schools average 46% FRL vs 30% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 193 active listings in the ZIP; 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 43 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $180k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $165,743 (7.9% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 9.1

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,609
• Equity at exit: $26,839

10-year hold

• IRR: 5.6%
• Equity multiple: 1.44×
• Total profit: $22,256
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $251

Break-even live

Break-even rent $1,340

Max offer price $180,000

Occupancy floor 80%

Sensitivity live

Price	-10% $353	-5% $302	+0% $251	+5% $200	+10% $149
Rent	-10% $120	-5% $186	+0% $251	+5% $317	+10% $382
Rate	-1.0pp $342	-0.5pp $297	base $251	+0.5pp $204	+1.0pp $157

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-16
   days on market $180,000 Active 43 DOM
2. 2026-06-15
   days on market $180,000 Active 42 DOM
3. 2026-06-14
   days on market $180,000 Active 40 DOM
4. 2026-06-10
   days on market $180,000 Active 37 DOM
5. 2026-06-09
   days on market $180,000 Active 36 DOM
6. 2026-06-08
   days on market $180,000 Active 35 DOM
7. 2026-06-07
   pricedays on market $180,000 Active 34 DOM
8. 2026-06-03
   days on market $200,000 Active 30 DOM
9. 2026-06-03
   days on market $200,000 Active 29 DOM
10. 2026-06-02
    days on market $200,000 Active 28 DOM
11. 2026-05-31
    days on market $200,000 Active 27 DOM
12. 2026-05-04
    listed $200,000 Active
13. 2008-03-24
    soldstatus $115,000

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $1,026 · $86/mo
• Expected delta: +$553/yr (+$46/mo · 117.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $19,889
• − Mortgage interest: −$10,083
• − Property taxes: −$473
• − Insurance: −$900
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$5,236
• Taxable income: $15
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $3,009/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 — Cayce

• Score: 71/100
• State rank: #55
• US rank: #7173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 12,837
• 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

+73.9% since first listed

2 events — show timeline

• 2026-05-04 Listed $200,000 Consolidated MLS
• 2008-03-24 Sold (Public Records) $115,000 Public Records

Property tax history

-14.0%/yr

Latest (2024): $473 · +6.5% YoY. Source: county tax records.