1021 Aderley Oak Dr · Irmo, SC 29063-7700

$299,000

4 bd · 3.0 ba · 2,046 sqft · SingleFamily public records · 83 Days on market

Built 2004 10,018 sqft lot $15/mo HOA · 1% 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 +10.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

1021 Aderley Oak Drive is 4 bedroom/2.5 bathroom home located in the seasoned Aderley neighborhood. This home features an open floor plan perfect for entertaining, complete with a formal dining room and a versatile flex room that offers a great view, making it ideal for an office or playroom. The interior has been updated with new paint, LVP flooring, and carpet. The kitchen is equipped with granite countertops, new lighting fixtures, and stainless and black appliances, including a stove, microwave, dishwasher, and refrigerator. All four bedrooms are located on the second floor, along with the laundry room and two full bathrooms. There is also a convenient half bath located downstairs. The

Key facts

• Open floor plan
• Formal dining room
• Versatile flex room

Tags

• OPEN FLOOR PLAN
• FORMAL DINING ROOM
• VERSATILE FLEX ROOM
• GRANITE COUNTERTOPS
• NEW LIGHTING FIXTURES
• STAINLESS AND BLACK APPLIANCES

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 garage spaces (main level)
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Kitchen: Granite countertops; Kitchen located on the main level
• Bedrooms: Master bedroom on the second floor; Additional bedrooms on the second floor; one bedroom on the main level
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans in living room and multiple bedrooms; Granite countertops in kitchen
• Laundry & utility: Washer/dryer area on the second floor

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (28.6% below list).
• Recommended offer: $214k (28.6% 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: Ballentine Elementary (math 59% / reading 64%, grade B, #76 of 597 statewide, top 13%, 521 students, 42% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 47% FRL vs 27% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 51% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lexington 05 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 2 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $163k; list at $299k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 56% 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 $213,500 (28.6% 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 83 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.71% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 11.7

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: 4.4%
• Equity multiple: 1.25×
• Total profit: $21,255
• Equity at exit: $134,443

10-year hold

• IRR: 7.6%
• Equity multiple: 2.15×
• Total profit: $96,239
• Equity at exit: $207,193

Cash invested: $83,720 (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 29063-7700

• Active inventory: 2
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$143 /mo · $1,722/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$15
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-231

Break-even live

Break-even rent $2,427

Max offer price $258,215

Occupancy floor —

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
256 Wahoo Cir Irmo, SC	3.0	2.5	1588	$2,135	$1.34	23d	1	1.39mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 7 events

1. 2026-06-15
   days on market $299,000 Active 83 DOM
2. 2026-06-14
   days on market $299,000 Active 81 DOM
3. 2026-06-13
   statusdays on market $299,000 Active 80 DOM
4. 2026-05-19
   price $299,000
5. 2026-05-06
   price $307,000
6. 2026-03-12
   listed $310,000 Active
7. 2026-01-09
   soldstatus $163,000

ⓘ 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: $1,722 · $143/mo
• Projected year-2 tax: $1,722 · $143/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $25,620
• − Mortgage interest: −$16,749
• − Property taxes: −$1,722
• − Insurance: −$2,292
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$180
• − Depreciation: −$8,698
• Taxable loss: −$8,120
• Est. tax savings @ 24.0%: +$1,949
• After-tax cash flow: $-822/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

No demographic data for this ZIP.

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

+83.4% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $299,000 Consolidated MLS
• 2026-05-06 Price Changed $307,000 Consolidated MLS
• 2026-03-12 Listed $310,000 Consolidated MLS
• 2026-01-09 Sold (Public Records) $163,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,722 · +4.0% YoY. Source: county tax records.