102 Skyhawk Rd · Irmo, SC 29063

$225,000

4 bd · 3.0 ba · 2,048 sqft · SingleFamily public records · 80 Days on market

Built 2002 $10/mo HOA

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential in Desirable Irmo SC, a spacious 4-bedroom, 2.5 bathroom home ideally situated in a cul de sac. Located within the top rated Lexington Richland School District 5. This property offers convenience by being close to Harbison shoppes, Columbiana Mall, Restaurants the new Trader Joes and more! This home has spacious bedrooms and generous living spaces, including a den and living room. While it awaits your personal touch with cosmetic updates, this property is a great opportunity to build equity in a desirable location. Inspection report available upon request. Priced $40k below comps to account for updates. Disclaimer: CMLS has not reviewed and, therefore, does not endor

Key facts

• Close to restaurants
• Cul de sac
• Close to trader joes

Tags

• CUL DE SAC
• CLOSE TO HARBISON SHOPPES
• CLOSE TO COLUMBIANA MALL
• CLOSE TO RESTAURANTS
• CLOSE TO TRADER JOES
• SPACIOUS BEDROOMS

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 garage spaces (main level)
• Utilities: Public sewer; Public water
• Home design: Two-story home
• Construction: Crawlspace foundation
• Exterior features: Deck; Vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen; Stained wood cabinets; Dishwasher; Garbage disposal; Free-standing range
• Bedrooms: Master bedroom with garden tub, private bath, separate shower, and walk-in closet (on second floor); Additional bedrooms located on the second floor
• Flooring: Luxury vinyl plank in the formal dining room
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan; Garage door opener; Dishwasher; Garbage disposal; Free-standing range
• Laundry & utility: Laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.

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: River Springs Elementary (math 56% / reading 56%, grade C+, #109 of 597 statewide, top 19%, 465 students, 39% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 45% FRL vs 27% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 63% at this address vs 51% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Lexington 05 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 315 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 30% of the median local income ($92k/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.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $225k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.02% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 8.1

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-16,126
• Equity at exit: $33,548

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,259
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,302 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$94
• HOA: −$10
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $399

Break-even live

Break-even rent $1,797

Max offer price $225,000

Occupancy floor 78%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Stamport Cir Irmo, SC	3.0	2.5	1500	$1,575	$1.05	3d	1	1.00mi
657 Patmore DR Irmo, SC	3.0	2.0	1700	$2,283	$1.34	21d	1	1.11mi
634 Patmore DR Irmo, SC	4.0	3.0	2110	$2,475	$1.17	21d	1	1.11mi
206 Valeworth Dr Irmo, SC	5.0	3.0	2400	$2,181	$0.91	2d	1	1.30mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 9 events

1. 2026-06-07
   statusdays on market $225,000 Pending 80 DOM
2. 2026-06-03
   days on market $225,000 Active 76 DOM
3. 2026-06-03
   days on market $225,000 Active 75 DOM
4. 2026-06-01
   days on market $225,000 Active 74 DOM
5. 2026-05-31
   days on market $225,000 Active 73 DOM
6. 2026-05-18
   historical Active - Contingent
7. 2026-04-14
   price $225,000
8. 2026-03-19
   listed $230,000 Active
9. 2006-09-14
   soldstatus $150,000

ⓘ 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: $1,629 · $136/mo
• Projected year-2 tax: $1,629 · $136/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $27,622
• − Mortgage interest: −$12,603
• − Property taxes: −$1,629
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − HOA: −$120
• − Depreciation: −$6,545
• Taxable income: $1,179
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $4,505/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: 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 (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

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 · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

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

+50.0% since first listed

4 events — show timeline

• 2026-05-18 Contingent — Consolidated MLS
• 2026-04-14 Price Changed $225,000 Consolidated MLS
• 2026-03-19 Listed $230,000 Consolidated MLS
• 2006-09-14 Sold (Public Records) $150,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,629 · +4.0% YoY. Source: county tax records.