612 Cheehaw Ave · Oak Grove, SC 29170-2276

$280,000

3 bd · 2.5 ba · 1,801 sqft · SingleFamily public records · 89 Days on market

Built 2020 6,534 sqft lot $32/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 +8.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.8/10.0

Listing remarks

Beautifully maintained 3-bedroom, 2.5-bath home that is ready for its next owners. The spacious eat-in kitchen features granite countertops, a large island, stainless steel appliances, recessed lighting, and built-in speakers, perfect for everyday living and entertaining. The great room offers a cozy gas log fireplace, and a convenient mudroom sits just off the garage entry. The main floor primary suite provides comfort and privacy with two walk-in closets and a dual sink vanity. Upstairs, you'll find two additional bedrooms that share a full bath. Enjoy the generous, fully fenced backyard and patio—ideal for pets, play, or outdoor gatherings. Located just minutes from both downtown L

Key facts

• Large island
• Eat-in kitchen
• Recessed lighting

Tags

• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• RECESSED LIGHTING
• BUILT-IN SPEAKERS

Property features AI

Finance

• Other: Cable TV available
• HOA & community: Property is part of an association; Association maintains common areas and green spaces

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl exterior finish
• Construction: Slab foundation
• Exterior features: Covered front porch; Patio; Sprinkler system; Rear wood privacy fence

Interior

• Kitchen: Eat-in kitchen with island and pantry; Granite countertops; Stained wood cabinets; Recessed lighting; Dishwasher; Disposal; Microwave (above stove); Free-standing smooth-surface, self-cleaning range
• Bedrooms: Primary suite on main level with double vanity, his-and-hers closet, private bath, walk-in closet, tub/shower and ceiling fan; Second bedroom on second level with shared bath, walk-in closet, tub/shower and carpeted floors; Third bedroom on second level with shared bath, walk-in closet, tub/shower and carpeted floors
• Flooring: Luxury vinyl plank on main living areas; Carpet in secondary bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Main level has one full bath and one half bath
• Heating & cooling: Central cooling (split system); Gas heating on first level (split system)
• Interior features: Attic storage with attic access; Ceiling fans; Garage opener; Smoke detectors; Gas log fireplace (1)
• Laundry & utility: Main-level laundry in mud room (electric hookup)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (32.2% below list).
• Recommended offer: $190k (32.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#114 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D, amenities F, commute F.
• Lexington 01 (suburban): math 42% / reading 53% proficiency, ranked #11 of 80 in SC (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oak Grove Elementary (math 37% / reading 39%, grade F, #308 of 597 statewide, top 52%, 738 students, 35% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 6 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.

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 $189,900 (32.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.8%
• Equity multiple: 1.22×
• Total profit: $17,333
• Equity at exit: $125,900

10-year hold

• IRR: 7.1%
• Equity multiple: 2.08×
• Total profit: $84,503
• Equity at exit: $194,027

Cash invested: $78,400 (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 29170-2276

• Active inventory: 1
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,899 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$117
• HOA: −$32
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-256

Break-even live

Break-even rent $2,223

Max offer price $234,746

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-177	+0% $-256	+5% $-335	+10% $-415
Rent	-10% $-406	-5% $-331	+0% $-256	+5% $-181	+10% $-106
Rate	-1.0pp $-115	-0.5pp $-185	base $-256	+0.5pp $-329	+1.0pp $-403

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
337 Montclaire Ln West Columbia, SC	3.0	2.0	1600	$1,899	$1.19	3d	1	0.73mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: gas

Listing history 17 events

1. 2026-06-03
   statusdays on market $280,000 Pending 89 DOM
2. 2026-06-02
   days on market $280,000 Active - Contingent 88 DOM
3. 2026-05-31
   days on market $280,000 Active - Contingent 87 DOM
4. 2026-05-18
   historical Active - Contingent
5. 2026-04-27
   price $280,000
6. 2026-03-05
   listed $285,000 Active
7. 2023-02-23
   listed $291,500 Active
8. 2023-02-14
   price $292,000
9. 2023-01-25
   price $299,900
10. 2023-01-17
    price $305,000
11. 2023-01-10
    listed $309,900 Active
12. 2020-03-25
    historical
13. 2020-02-03
    listed $196,372 Active
14. 2020-02-01
    historical
15. 2020-01-30
    status Active
16. 2019-12-27
    historical
17. 2019-07-09
    listed $196,372 Active

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $1,672 · $139/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 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,788
• − Mortgage interest: −$15,684
• − Property taxes: −$1,672
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − HOA: −$384
• − Depreciation: −$8,145
• Taxable loss: −$8,144
• Est. tax savings @ 24.0%: +$1,955
• After-tax cash flow: $-1,119/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 01
• NCES district ID: 4502700
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $61,298
• Composite: 41.75/100
• National rank: #3399
• State rank: #11 of 80 in SC

Livability — Oak Grove

• Score: 66/100
• State rank: #114
• US rank: #11681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+42.6% since first listed

14 events — show timeline

• 2026-05-18 Contingent — Consolidated MLS
• 2026-04-27 Price Changed $280,000 Consolidated MLS
• 2026-03-05 Listed $285,000 Consolidated MLS
• 2023-02-23 Listed $291,500 Consolidated MLS
• 2023-02-14 Price Changed $292,000 Consolidated MLS
• 2023-01-25 Price Changed $299,900 Consolidated MLS
• 2023-01-17 Price Changed $305,000 Consolidated MLS
• 2023-01-10 Listed $309,900 Consolidated MLS
• 2020-03-25 Delisted — Consolidated MLS
• 2020-02-03 Listed $196,372 Consolidated MLS
• 2020-02-01 Delisted — Consolidated MLS
• 2020-01-30 Relisted — Consolidated MLS
• 2019-12-27 Delisted — Consolidated MLS
• 2019-07-09 Listed $196,372 Consolidated MLS

Property tax history

+63.8%/yr

Latest (2024): $1,672 · +46.2% YoY. Source: county tax records.