416 Ivy Green Ln · Irmo, SC 29063

$234,500

3 bd · 2.0 ba · 1,322 sqft · SingleFamily public records · 88 Days on market

Built 2002 0.32 ac lot $75/mo HOA · 3% of rent

---

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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this well maintained 3-bedroom, 2-bath home with 1,322 sq ft in a desirable neighborhood! The versatile layout offers two bedrooms downstairs and a private upstairs bedroom perfect for flexible living arrangements. The spacious primary suite features a walk-in closet and a walk-in shower complete with a built-in seat. Step outside to the screened back porch, a great space to unwind or entertain year-round. The one car garage adds convenience and extra storage. "Professional Photos coming soon"Comfortable living in a fantastic community—schedule your showing today! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in l

Key facts

• Screened back porch
• Walk-in closet
• Walk-in shower

Tags

• PRIVATE UPSTAIRS BEDROOM
• SCREENED BACK PORCH
• WALK-IN CLOSET
• WALK-IN SHOWER

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer; Public water
• Home design: Single-family property (1,322 heated area)
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $192 ($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 $220k (6.4% below list).
• Recommended offer: $220k (6.4% 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: Dutch Fork Elementary (math 32% / reading 37%, grade F, #344 of 597 statewide, top 60%, 475 students, 82% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 315 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 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.
• 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 88 days — a 6% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.
• Current owner paid $155k; list at $234k implies a 51% 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 $219,558 (6.4% below list)

Questions for the listing agent

1. It's been on market 88 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. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 8.9

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: -13.2%
• Equity multiple: 0.53×
• Total profit: $-30,564
• Equity at exit: $34,965

10-year hold

• IRR: -8.0%
• Equity multiple: 0.55×
• Total profit: $-29,736
• Equity at exit: $20,275

Cash invested: $65,660 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$1,230
• Tax from tax record: −$140 /mo · $1,677/yr
• Insurance: −$98
• HOA: −$75
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $192

Break-even live

Break-even rent $1,952

Max offer price $234,500

Occupancy floor 86%

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: $58,625
• Closing costs: $7,035
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
657 Patmore DR Irmo, SC	3.0	2.0	1700	$2,283	$1.34	21d	1	0.39mi
136 Weston Watch Rd Irmo, SC	3.0	2.0	1200	$1,695	$1.41	3d	1	1.45mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 19 events

1. 2026-06-07
   statusdays on market $234,500 Pending 88 DOM
2. 2026-06-03
   days on market $234,500 Active - Contingent 87 DOM
3. 2026-06-03
   days on market $234,500 Active - Contingent 86 DOM
4. 2026-06-01
   days on market $234,500 Active - Contingent 85 DOM
5. 2026-05-31
   days on market $234,500 Active - Contingent 84 DOM
6. 2026-05-20
   historical Active - Contingent
7. 2026-04-11
   price $234,500
8. 2026-03-08
   status Active
9. 2026-03-04
   listed $235,000 Active
10. 2026-01-04
    status Active
11. 2026-01-02
    status Pending
12. 2025-12-18
    historical Active - Contingent
13. 2025-12-15
    listed $245,000 Active
14. 2019-06-18
    soldstatus $155,000
15. 2019-05-09
    historical
16. 2019-05-03
    listed $155,000 Active
17. 2009-07-23
    soldstatus $135,000
18. 2003-03-05
    soldstatus $125,594
19. 2002-02-01
    soldstatus $116,000

ⓘ 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: $1,677 · $140/mo
• Projected year-2 tax: $1,677 · $140/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 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: $26,347
• − Mortgage interest: −$13,136
• − Property taxes: −$1,677
• − Insurance: −$1,172
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − HOA: −$900
• − Depreciation: −$6,822
• Taxable loss: −$1,576
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $2,686/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

+102.2% since first listed

14 events — show timeline

• 2026-05-20 Contingent — Consolidated MLS
• 2026-04-11 Price Changed $234,500 Consolidated MLS
• 2026-03-08 Relisted — Consolidated MLS
• 2026-03-04 Listed $235,000 Consolidated MLS
• 2026-01-04 Relisted — Consolidated MLS
• 2026-01-02 Pending — Consolidated MLS
• 2025-12-18 Contingent — Consolidated MLS
• 2025-12-15 Listed $245,000 Consolidated MLS
• 2019-06-18 Sold (Public Records) $155,000 Public Records
• 2019-05-09 Delisted — Consolidated MLS
• 2019-05-03 Listed $155,000 Consolidated MLS
• 2009-07-23 Sold (Public Records) $135,000 Public Records
• 2003-03-05 Sold (Public Records) $125,594 Public Records
• 2002-02-01 Sold (Public Records) $116,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,677 · +4.0% YoY. Source: county tax records.