203 Hope Creek Dr · Irmo, SC 29063

$315,000

4 bd · 3.0 ba · 2,296 sqft · SingleFamily public records · 24 Days on market

Built 2003 0.36 ac lot $47/mo HOA · 2% of rent

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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 +14.2/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning Craftsman-inspired two-story home in the heart of Irmo featuring 4 bedrooms, 2.5 baths, an office/flex space, and approximately 2,296 square feet of beautifully designed living space. Enjoy a spacious fenced backyard, large entertaining deck, covered front porch, and a functional open layout perfect for modern living. This property also has a beautiful community pool for cooling off and entertaining. Conveniently located near shopping, dining, award winning schools, and interstate access. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Covered front porch
• Open layout
• Fenced backyard

Tags

• FENCED BACKYARD
• LARGE ENTERTAINING DECK
• COVERED FRONT PORCH
• OPEN LAYOUT
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Homeowners association present; Association amenities include clubhouse and pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer
• Home design: Two-story home
• Construction: Crawlspace and slab foundation
• Exterior features: Vinyl exterior; Privacy fence; Paved road access; Public water

Interior

• Bedrooms: Master bedroom located on the second floor
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: One wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $50 ($602/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 $246k (21.8% below list).
• Recommended offer: $246k (21.8% below list) — sets the bar for 1% rule.

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: Oak Pointe Elementary (math 63% / reading 62%, grade B, #69 of 597 statewide, top 12%, 520 students, 48% FRL); Dutch Fork Middle (math 39% / reading 52%, grade D+, #46 of 229 statewide, top 20%, 921 students, 57% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 52% FRL vs 27% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 318 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 $9k 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 24 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $183k; list at $315k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,437 (21.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 10.7

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: -17.5%
• Equity multiple: 0.39×
• Total profit: $-53,371
• Equity at exit: $46,968

10-year hold

• IRR: -13.7%
• Equity multiple: 0.27×
• Total profit: $-64,048
• Equity at exit: $27,235

Cash invested: $88,200 (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: 318
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$131
• HOA: −$47
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $50

Break-even live

Break-even rent $2,401

Max offer price $315,000

Occupancy floor 93%

Sensitivity live

Price	-10% $228	-5% $139	+0% $50	+5% $-39	+10% $-128
Rent	-10% $-145	-5% $-47	+0% $50	+5% $147	+10% $245
Rate	-1.0pp $209	-0.5pp $130	base $50	+0.5pp $-31	+1.0pp $-115

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
580 Glenmanor Dr Irmo, SC	3.0	2.0	1700	$2,296	$1.35	4d	1	0.29mi
559 Glenmanor Dr Irmo, SC	4.0	2.5	2075	$2,433	$1.17	4d	1	0.32mi
540 Glenmanor Dr Irmo, SC	4.0	3.0	2100	$2,395	$1.14	13d	1	0.37mi
533 Glenmanor Dr Irmo, SC	4.0	3.0	2100	$2,395	$1.14	4d	1	0.38mi
148 Abbots Glen Rd Irmo, SC	4.0	3.0	2100	$2,395	$1.14	4d	1	0.38mi
681 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,475	$1.17	4d	1	0.43mi
674 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,349	$1.11	4d	1	0.43mi
693 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,349	$1.11	23d	1	0.43mi
675 Patmore Dr Irmo, SC	4.0	2.5	2266	$2,495	$1.10	23d	1	0.43mi
671 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,349	$1.11	23d	1	0.43mi
506 Glenmanor Dr Irmo, SC	4.0	2.5	2075	$2,433	$1.17	4d	1	0.44mi
437 Stonyhurst Dr Irmo, SC	4.0	2.5	1783	$2,245	$1.26	20d	1	0.45mi
195 Abbots Glen Rd Irmo, SC	4.0	2.5	1783	$2,295	$1.29	4d	1	0.49mi
309 Redmoss Dr Irmo, SC	4.0	2.5	1783	$2,245	$1.26	13d	1	0.52mi
687 Patmore Dr Irmo, SC	3.0	2.0	1700	$2,283	$1.34	23d	1	0.54mi
705 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,475	$1.17	5d	1	0.56mi
700 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,475	$1.17	23d	1	0.56mi
762 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,299	$1.09	23d	1	0.56mi
716 Patmore Dr Irmo, SC	4.0	2.5	2266	$2,495	$1.10	5d	1	0.57mi
712 Patmore Dr Irmo, SC	3.0	2.0	1700	$2,283	$1.34	16d	1	0.57mi
979 Hayston Way Irmo, SC	5.0	3.0	2334	$2,750	$1.18	5d	1	0.66mi
913 Hayston Way Irmo, SC	4.0	3.0	2110	$2,583	$1.22	23d	1	0.72mi
921 Hayston Way Irmo, SC	4.0	3.0	2110	$2,583	$1.22	23d	1	0.73mi
925 Hayston Way Irmo, SC	4.0	2.5	2266	$2,535	$1.12	23d	1	0.73mi
912 Hayston Way Irmo, SC	4.0	2.5	2266	$2,549	$1.12	23d	1	0.75mi
916 Hayston Way Irmo, SC	4.0	3.0	2110	$2,475	$1.17	23d	1	0.76mi
763 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,299	$1.09	23d	1	0.76mi
783 Patmore Dr Irmo, SC	4.0	2.5	2266	$2,449	$1.08	23d	1	0.76mi
767 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,299	$1.09	23d	1	0.76mi
920 Hayston Way Irmo, SC	3.0	2.0	1700	$2,295	$1.35	23d	1	0.76mi
928 Hayston Way Irmo, SC	4.0	2.5	2266	$2,625	$1.16	23d	1	0.76mi
932 Hayston Way Irmo, SC	4.0	3.0	2110	$2,583	$1.22	23d	1	0.77mi
103 Walnut Grove Cir Irmo, SC	4.0	2.0	2022	$2,200	$1.09	5d	1	1.28mi

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-15
   statusdays on market $315,000 Pending 24 DOM
2. 2026-06-14
   days on market $315,000 Active - Contingent 22 DOM
3. 2026-06-13
   days on market $315,000 Active - Contingent 21 DOM
4. 2026-06-10
   days on market $315,000 Active - Contingent 19 DOM
5. 2026-06-09
   days on market $315,000 Active - Contingent 18 DOM
6. 2026-06-08
   days on market $315,000 Active - Contingent 17 DOM
7. 2026-06-07
   days on market $315,000 Active - Contingent 16 DOM
8. 2026-06-03
   days on market $315,000 Active - Contingent 12 DOM
9. 2026-06-03
   days on market $315,000 Active - Contingent 11 DOM
10. 2026-06-01
    days on market $315,000 Active - Contingent 10 DOM
11. 2026-06-01
    status $315,000 Active - Contingent 9 DOM
12. 2026-05-31
    days on market $315,000 Active 9 DOM
13. 2026-05-22
    listed $315,000 Active
14. 2026-05-02
    price $335,900
15. 2026-04-10
    listed $339,900 Active
16. 2014-09-04
    soldstatus $183,000

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$997/yr (+$83/mo · 124.7%)

ⓘ 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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $29,572
• − Mortgage interest: −$17,645
• − Property taxes: −$799
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − HOA: −$564
• − Depreciation: −$9,164
• Taxable loss: −$4,906
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $1,779/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

+72.1% since first listed

4 events — show timeline

• 2026-05-22 Listed $315,000 Consolidated MLS
• 2026-05-02 Price Changed $335,900 Consolidated MLS
• 2026-04-10 Listed $339,900 Consolidated MLS
• 2014-09-04 Sold (Public Records) $183,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $799 · +3.6% YoY. Source: county tax records.