2757 American Ave · Cayce, SC 29170

$185,000

3 bd · 2.0 ba · 1,718 sqft · SingleFamily public records · 8 Days on market

Built 1974 0.28 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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Highest & Best Hold Period active - expires 03/19/2026 01:00 PM CST. Welcome to your spacious brick ranch in the heart of West Columbia! This expansive home has 4 bedrooms and 3 full baths with approximately 2,460 sq ft of living space on a generous lot. The inviting floor plan features multiple living areas, including formal living and dining rooms, plus a great room with vaulted ceilings and exposed beams, perfect for both entertaining and everyday family living. The upgraded kitchen boasts granite countertops, a tiled backsplash, a coffee bar, and a custom pantry system. A distinct in-law suite with private entry adds flexibility for guests or extended family. Enjoy views of the fu

Key facts

• In-law suite
• Upgraded kitchen
• Great room

Tags

• MULTIPLE LIVING AREAS
• GREAT ROOM
• UPGRADED KITCHEN
• GRANITE COUNTERTOPS
• CUSTOM PANTRY SYSTEM
• IN-LAW SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 (10.5% below list).
• Recommended offer: $166k (10.5% 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 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); 187 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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $165,531 (10.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 9.3

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: -9.9%
• Equity multiple: 0.63×
• Total profit: $-19,014
• Equity at exit: $27,584

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $5,290
• Equity at exit: $15,995

Cash invested: $51,800 (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: 187
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $131

Break-even live

Break-even rent $1,489

Max offer price $185,000

Occupancy floor 87%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-03-24
   status Pending
2. 2026-03-15
   listed $185,000 Active
3. 2024-04-06
   price $262,500
4. 2024-03-07
   listed $265,000 Active
5. 2024-03-02
   historical
6. 2024-02-20
   price $265,000
7. 2024-01-17
   price $274,900
8. 2024-01-06
   status Active
9. 2023-12-06
   price $276,000
10. 2023-11-04
    price $280,000
11. 2023-10-23
    price $284,500
12. 2023-10-17
    listed $289,900 Active
13. 2022-09-08
    soldstatus $260,000
14. 2022-07-26
    historical
15. 2022-07-22
    listed $270,000 Active
16. 2009-11-13
    soldstatus $95,000

ⓘ 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: $1,553 · $129/mo
• Projected year-2 tax: $1,553 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 72% 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: $19,864
• − Mortgage interest: −$10,363
• − Property taxes: −$1,553
• − Insurance: −$925
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$5,382
• Taxable loss: −$1,537
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $1,941/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

+94.7% since first listed

16 events — show timeline

• 2026-03-24 Pending — Consolidated MLS
• 2026-03-15 Listed $185,000 Consolidated MLS
• 2024-04-06 Price Changed $262,500 Consolidated MLS
• 2024-03-07 Listed $265,000 Consolidated MLS
• 2024-03-02 Delisted — Consolidated MLS
• 2024-02-20 Price Changed $265,000 Consolidated MLS
• 2024-01-17 Price Changed $274,900 Consolidated MLS
• 2024-01-06 Relisted — Consolidated MLS
• 2023-12-06 Price Changed $276,000 Consolidated MLS
• 2023-11-04 Price Changed $280,000 Consolidated MLS
• 2023-10-23 Price Changed $284,500 Consolidated MLS
• 2023-10-17 Listed $289,900 Consolidated MLS
• 2022-09-08 Sold (Public Records) $260,000 Public Records
• 2022-07-26 Delisted — Consolidated MLS
• 2022-07-22 Listed $270,000 Consolidated MLS
• 2009-11-13 Sold (Public Records) $95,000 Public Records

Property tax history

-2.9%/yr

Latest (2024): $1,553 · +4.4% YoY. Source: county tax records.