500 Cockspur Rd · Irmo, SC 29063

$155,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 127 Days on market

Built 1977 0.39 ac lot

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Why this score? — see what drove the B- 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 +29.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Contemporary 1970s home located in the heart of Irmo in the New Friarsgate neighborhood. This 3-bedroom, 2-bath home offers nearly 1,500 square feet of living space with a unique layout. The sunken family room features a high vaulted ceiling and cozy fireplace, creating a warm and inviting gathering space. The primary suite is privately tucked away upstairs and includes its own bathroom, offering a quiet retreat. Enjoy an abundance of storage throughout the home. Relax and entertain on a huge screened porch overlooking a spacious, fenced backyard. Convenient location close to schools, shopping, and dining. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may a

Key facts

• Huge screened porch
• Sunken family room
• Primary suite

Tags

• SUNKEN FAMILY ROOM
• HIGH VAULTED CEILING
• COZY FIREPLACE
• PRIMARY SUITE
• HUGE SCREENED PORCH
• SPACIOUS FENCED BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story property
• Construction: Slab foundation
• Exterior features: Screened back porch; Wood exterior finish; Privacy wood fencing in rear

Interior

• Kitchen: Kitchen located on the main level
• Bedrooms: Master bedroom on the second floor with his-and-hers closets and private bath; Second bedroom on the main level; Third bedroom on the main level
• Flooring: Carpeted floors in bedrooms and great room
• Bathrooms: Two full bathrooms total (including one main-level full bath and one second-level full bath)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings in the great room; Exposed beams in the great room; Carpeted floors in great room and bedrooms; Wood-burning fireplace (1)
• Laundry & utility: Washer/dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% 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: H. E. Corley Elementary (math 42% / reading 52%, grade D-, #209 of 597 statewide, top 36%, 558 students, 74% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 63% FRL vs 27% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 315 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 127 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 64% 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 $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.23% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 6.8

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: 2.8%
• Equity multiple: 1.10×
• Total profit: $4,527
• Equity at exit: $23,111

10-year hold

• IRR: 10.2%
• Equity multiple: 1.72×
• Total profit: $31,038
• Equity at exit: $13,402

Cash invested: $43,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$813
• Tax from tax record: −$98 /mo · $1,176/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $531

Break-even live

Break-even rent $1,235

Max offer price $155,000

Occupancy floor 67%

Sensitivity live

Price	-10% $619	-5% $575	+0% $531	+5% $487	+10% $444
Rent	-10% $381	-5% $456	+0% $531	+5% $607	+10% $682
Rate	-1.0pp $609	-0.5pp $571	base $531	+0.5pp $491	+1.0pp $450

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
530 Chadford Rd Irmo, SC	3.0	2.0	1196	$1,695	$1.42	14d	1	0.14mi
312 Bow Church Rd Irmo, SC	3.0	2.0	1505	$1,861	$1.24	11d	1	0.34mi
228 Chadford Rd Irmo, SC	3.0	2.0	1318	$1,861	$1.41	14d	1	0.41mi
136 Weston Watch Rd Irmo, SC	3.0	2.0	1200	$1,695	$1.41	3d	1	0.46mi
22 Dean Crest Ct Irmo, SC	3.0	2.0	1301	$1,695	$1.30	3d	1	0.47mi
508 Cornerstone Cir Irmo, SC	3.0	2.0	1867	$2,200	$1.18	24d	1	0.53mi
13 Dyers Hall Ct Irmo, SC	3.0	2.0	1127	$1,699	$1.51	24d	1	0.55mi
1 Crescent Ln Columbia, SC	2.0	1.5	1300	$1,380	$1.06	3d	1	1.10mi
108 Cranewater Dr Columbia, SC	3.0	2.5	1600	$1,795	$1.12	24d	1	1.21mi

Listing history 26 events

1. 2026-06-18
   days on market $155,000 Active 127 DOM
2. 2026-06-17
   days on market $155,000 Active 126 DOM
3. 2026-06-16
   days on market $155,000 Active 125 DOM
4. 2026-06-15
   days on market $155,000 Active 124 DOM
5. 2026-06-14
   days on market $155,000 Active 122 DOM
6. 2026-06-13
   days on market $155,000 Active 121 DOM
7. 2026-06-10
   days on market $155,000 Active 119 DOM
8. 2026-06-09
   days on market $155,000 Active 118 DOM
9. 2026-06-08
   days on market $155,000 Active 117 DOM
10. 2026-06-07
    days on market $155,000 Active 116 DOM
11. 2026-06-03
    days on market $155,000 Active 112 DOM
12. 2026-06-03
    days on market $155,000 Active 111 DOM
13. 2026-06-01
    days on market $155,000 Active 110 DOM
14. 2026-05-31
    days on market $155,000 Active 109 DOM
15. 2026-05-12
    status Pending
16. 2026-04-27
    historical Active - Contingent
17. 2026-04-07
    status Active
18. 2026-03-15
    status Pending
19. 2026-03-01
    historical Active - Contingent
20. 2026-02-24
    price $155,000
21. 2026-02-05
    price $169,000
22. 2026-01-02
    listed $175,000 Active
23. 2021-06-01
    soldstatus $145,000
24. 1999-07-13
    soldstatus $79,000
25. 1998-03-25
    soldstatus $74,900
26. 1988-02-01
    soldstatus $58,000

ⓘ 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: $1,176 · $98/mo
• Projected year-2 tax: $1,176 · $98/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 6/10 Major FEMA zone X · 71% 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 64% 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: $22,888
• − Mortgage interest: −$8,682
• − Property taxes: −$1,176
• − Insurance: −$775
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$4,509
• Taxable income: $4,083
• Est. tax owed @ 24.0%: −$980
• After-tax cash flow: $5,396/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

• Census place: Irmo, SC
• 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

+167.2% since first listed

12 events — show timeline

• 2026-05-12 Pending — Consolidated MLS
• 2026-04-27 Contingent — Consolidated MLS
• 2026-04-07 Relisted — Consolidated MLS
• 2026-03-15 Pending — Consolidated MLS
• 2026-03-01 Contingent — Consolidated MLS
• 2026-02-24 Price Changed $155,000 Consolidated MLS
• 2026-02-05 Price Changed $169,000 Consolidated MLS
• 2026-01-02 Listed $175,000 Consolidated MLS
• 2021-06-01 Sold (Public Records) $145,000 Public Records
• 1999-07-13 Sold (Public Records) $79,000 Public Records
• 1998-03-25 Sold (Public Records) $74,900 Public Records
• 1988-02-01 Sold (Public Records) $58,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,176 · +3.8% YoY. Source: county tax records.