15 A Beechnut · Lugoff, SC 29078

$220,000

3 bd · 2.0 ba · 1,178 sqft · Other · 24 Days on market

Built 2023 8,712 sqft 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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This meticulously maintained, move-in ready former model home has everything buyers want. The original (and only) owner has lived here since September 2025 and added thoughtful upgrades throughout. Highlights include upgraded built-in wood shelving in the pantry and laundry area, new remote-control ceiling fans in every room, a new storm door and a home security system. It’s the only home in the neighborhood with additional landscaping and an extra concrete pad on the side of the home. Maintenance-free yard — HOA pays landscapers. Single-level living at the front of the neighborhood, close to I-20, shopping, and popular dining. Award-winning schools. If you want to have all of t

Key facts

• Extra concrete pad
• Home security system
• Single-level living

Tags

• NEW STORM DOOR
• HOME SECURITY SYSTEM
• ADDITIONAL LANDSCAPING
• EXTRA CONCRETE PAD
• MAINTENANCE-FREE YARD
• SINGLE-LEVEL LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $-56 ($-666/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (9.2% below list).
• Recommended offer: $200k (9.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#47 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Kershaw 01 (rural): math 38% / reading 51% proficiency, ranked #25 of 80 in SC (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lugoff Elementary (math 44% / reading 51%, grade D, #199 of 597 statewide, top 35%, 526 students, 100% FRL); Lugoff-Elgin Middle (math 31% / reading 44%, grade F, #90 of 229 statewide, top 42%, 668 students, 68% FRL); Lugoff-Elgin High (math 65% / reading 89%, grade A-, #28 of 196 statewide, top 16%, 1,744 students, 62% FRL) — zoned schools average 77% FRL vs 49% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 181 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,653 (9.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-39,087
• Equity at exit: $32,803

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-38,186
• Equity at exit: $19,022

Cash invested: $61,600 (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 29078

• Home prices YoY: -22.9%
• Active inventory: 181
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$387 /mo · $4,649/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-56

Break-even live

Break-even rent $2,067

Max offer price $210,192

Occupancy floor 98%

Sensitivity live

Price	-10% $69	-5% $7	+0% $-56	+5% $-118	+10% $-180
Rent	-10% $-213	-5% $-134	+0% $-56	+5% $23	+10% $102
Rate	-1.0pp $55	-0.5pp $0	base $-56	+0.5pp $-113	+1.0pp $-171

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Pine Point Rd Unit D Lugoff, SC	3.0	2.5	1470	$1,750	$1.19	5d	1	0.08mi
1302 Champions Rest Rd Unit C Lugoff, SC	3.0	2.5	1383	$2,000	$1.45	5d	1	0.11mi
1302 Champions Rest Rd Unit B Lugoff, SC	3.0	2.5	1383	$1,900	$1.37	5d	1	0.11mi
260 Pine Point Rd Unit C Lugoff, SC	3.0	2.5	1335	$1,900	$1.42	13d	1	0.12mi
1292 Champions Rest Rd Unit A Lugoff, SC	3.0	2.5	1383	$2,100	$1.52	25d	1	0.13mi
139 Triumph Ave Unit C Lugoff, SC	3.0	2.5	1485	$1,899	$1.28	16d	1	0.21mi
186 State Rd S-28-743 Lugoff, SC	2.0–3.0	2.0	1025	$1,199	$1.17	4d	6	0.33mi
40 State Rd S-28-910 Lugoff, SC	1.0–3.0	1.0–2.0	930	$1,249	$1.34	4d	3	0.35mi

Listing history 4 events

1. 2026-03-30
   status Pending
2. 2026-03-17
   price $220,000
3. 2026-03-07
   price $222,000
4. 2026-03-06
   listed $220,900 Active

ⓘ 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: $4,649 · $387/mo
• Projected year-2 tax: $4,649 · $387/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,958
• − Mortgage interest: −$12,323
• − Property taxes: −$4,649
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$6,400
• Taxable loss: −$4,347
• Est. tax savings @ 24.0%: +$1,043
• After-tax cash flow: $377/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: Kershaw 01
• NCES district ID: 4502550
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $44,585
• Composite: 37.66/100
• National rank: #4371
• State rank: #25 of 80 in SC

Livability — Lugoff

• Score: 71/100
• State rank: #47
• US rank: #6636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lugoff, SC
• County: Kershaw County · 47,655 people
• City population: 16,283
• Metro: Columbia, SC
• Population (ZIP): 16,283
• Household income: $67,727
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 61.0

Population outlook (Kershaw County) Hauer SSP2

• Today (2025): 67,683 people
• By 2030: 69,374 · +2.5%
• By 2040: 71,936 · +6.3%
• By 2050: 73,292 · +8.3%
• By 2075: 75,762 · +11.9%
• By 2100: 72,620 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 18% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Kershaw

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.5% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -18.7pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.1 2016: R+24.8 2012: R+18.6 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.83%
• Current HPI: 211.3661
• Rent YoY: —
• 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

-0.4% since first listed

4 events — show timeline

• 2026-03-30 Pending — Consolidated MLS
• 2026-03-17 Price Changed $220,000 Consolidated MLS
• 2026-03-07 Price Changed $222,000 Consolidated MLS
• 2026-03-06 Listed $220,900 Consolidated MLS