1925 Shadowood · Seven Oaks, SC 29212

$227,500

3 bd · 2.5 ba · 2,456 sqft · SingleFamily public records · 47 Days on market

Built 1978 0.35 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to build instant equity! This home is perfect for buyers willing to add their personal touch and make it their own. Featuring 3 bedrooms and 2 bathrooms on the main level, plus a spacious upstairs bedroom with a full bath and separate office, there’s plenty of room and flexibility in the layout. Priced below market value for the neighborhood, this property presents strong potential for both homeowners and investors. Seller prefers cash, conventional, or renovation loan. Don’t miss this chance to turn a solid home into something truly special! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.35 acre lot
• Built 1978
• Listed 47 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property; Main and second level living areas
• Construction: Crawlspace foundation
• Exterior features: Wood fiber/Masonite exterior finish; Privacy wood fence in rear

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Free-standing range
• Bedrooms: Master bedroom on the main level with private bath, walk-in closet, and balcony/deck; Second bedroom on the main level with shared bath and private closet; Third bedroom on the main level with shared bath and private closet; Fourth bedroom on the second level with private bath, walk-in closet, and private closet
• Flooring: Laminate floors in the formal dining room
• Bathrooms: Two full main bathrooms; Two full bathrooms total
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings in the living room; Ceiling fans in the living room; Dishwasher; Free-standing range; One fireplace
• Laundry & utility: Main-level laundry in heated space

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $189k (16.8% below list).
• Recommended offer: $189k (16.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#65 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime C-, 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: Nursery Road Elementary (math 39% / reading 42%, grade F, #286 of 597 statewide, top 49%, 450 students, 100% FRL); Irmo Middle (math 30% / reading 38%, grade F, #110 of 229 statewide, top 49%, 1,011 students, 100% FRL); Irmo High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 1,307 students, 100% FRL) — zoned schools average 100% FRL vs 27% district-wide (73 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 211 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 47 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $166k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $189,302 (16.8% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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: 0.83% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-34,826
• Equity at exit: $33,921

10-year hold

• IRR: -12.8%
• Equity multiple: 0.34×
• Total profit: $-42,254
• Equity at exit: $19,670

Cash invested: $63,700 (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 29212

• Rents YoY: -0.2%
• Active inventory: 211
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,893 medium
• Mortgage (P&I): −$1,193
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $121

Break-even live

Break-even rent $1,740

Max offer price $227,500

Occupancy floor 89%

Sensitivity live

Price	-10% $249	-5% $185	+0% $121	+5% $56	+10% $-8
Rent	-10% $-29	-5% $46	+0% $121	+5% $195	+10% $270
Rate	-1.0pp $235	-0.5pp $178	base $121	+0.5pp $62	+1.0pp $2

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: $56,875
• Closing costs: $6,825
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $227,500 Active 47 DOM
2. 2026-06-18
   days on market $227,500 Active 44 DOM
3. 2026-06-17
   days on market $227,500 Active 43 DOM
4. 2026-06-16
   days on market $227,500 Active 42 DOM
5. 2026-06-15
   days on market $227,500 Active 41 DOM
6. 2026-06-14
   days on market $227,500 Active 39 DOM
7. 2026-06-13
   days on market $227,500 Active 38 DOM
8. 2026-06-10
   days on market $227,500 Active 36 DOM
9. 2026-06-09
   days on market $227,500 Active 35 DOM
10. 2026-06-08
    days on market $227,500 Active 34 DOM
11. 2026-06-07
    days on market $227,500 Active 33 DOM
12. 2026-06-03
    days on market $227,500 Active 30 DOM
13. 2026-06-03
    days on market $227,500 Active 29 DOM
14. 2026-06-01
    status $227,500 Active 28 DOM
15. 2026-05-14
    status Pending
16. 2026-05-08
    price $227,500
17. 2026-05-01
    price $235,000
18. 2026-04-24
    price $255,000
19. 2026-04-13
    listed $265,000 Active
20. 2017-06-27
    soldstatus $166,200
21. 2005-03-21
    soldstatus $110,000
22. 2000-01-07
    soldstatus $121,000
23. 1982-10-01
    soldstatus $82,900

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,297 · $108/mo
• Expected delta: +$252/yr (+$21/mo · 24.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $22,716
• − Mortgage interest: −$12,744
• − Property taxes: −$1,045
• − Insurance: −$1,138
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$6,618
• Taxable loss: −$2,463
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $2,038/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 — Seven Oaks

• Score: 70/100
• State rank: #65
• US rank: #7742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 27,657
• Household income: $77,142
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 863.0

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 (63%)
• Race & ethnicity: White 63% Black 25% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 3%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -139.55%
• Current HPI: 212.5173
• Rent YoY: ▼ -0.23%
• 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

+174.4% since first listed

9 events — show timeline

• 2026-05-14 Pending — Consolidated MLS
• 2026-05-08 Price Changed $227,500 Consolidated MLS
• 2026-05-01 Price Changed $235,000 Consolidated MLS
• 2026-04-24 Price Changed $255,000 Consolidated MLS
• 2026-04-13 Listed $265,000 Consolidated MLS
• 2017-06-27 Sold (Public Records) $166,200 Public Records
• 2005-03-21 Sold (Public Records) $110,000 Public Records
• 2000-01-07 Sold (Public Records) $121,000 Public Records
• 1982-10-01 Sold (Public Records) $82,900 Public Records

Property tax history

-9.3%/yr

Latest (2024): $1,045 · +0.4% YoY. Source: county tax records.