2529 Windsor Rd · Cayce, SC 29033

$148,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 41 Days on market

Built 1960 0.29 ac lot

---

Why this score? — see what drove the C- 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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in Cayce – Tenant-occupied, month-to-month, collecting $900/month with immediate cash flow. Located off Highway 26, just 15 minutes to downtown Columbia on a quiet street in Churchill Heights. Perfect for student housing, first-time buyers, or investors. With a little love, this home could easily rent for $1,600/month. Keep as is for income, renovate for market rent, or flip for profit. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Quiet street
• 0.29 acre lot
• Garage

Tags

• QUIET STREET

Property features AI

Exterior

• Parking: Attached carport; One garage space (part of parking); Two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story property
• Construction: Crawlspace foundation
• Exterior features: Partial brick above foundation; Chain link fencing at rear only; Paved road access

Interior

• Kitchen: Bay window; Formica countertops; Painted cabinets; Laminate flooring; Countertop microwave; Refrigerator; Free-standing smooth-surface range
• Bedrooms: Master bedroom on main level with ceiling fan, private closet, hardwood floors; Second bedroom on main level with ceiling fan, private closet, hardwood floors (shares bath); Third bedroom on main level with ceiling fan, private closet, hardwood floors (shares bath)
• Flooring: Hardwood floors in bedrooms and great room; Carpet in living room; Laminate in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas pack heating; Gas pack cooling
• Interior features: Attic with pull-down access; French doors between living areas; Heated space mud room
• Laundry & utility: Washer/dryer area on main level; Mud room / heated laundry space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $175 ($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 $147k (0.5% below list).
• Recommended offer: $144k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#55 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, commute F.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Springdale Elementary (math 62% / reading 52%, grade C+, #102 of 597 statewide, top 18%, 389 students, 65% FRL); Airport High (math 40% / reading 79%, grade C+, #110 of 196 statewide, top 58%, 1,428 students, 84% FRL) — zoned schools average 75% FRL vs 59% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 34% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Lexington 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.0%/yr); 76 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $148k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $143,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 1.00% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-14,264
• Equity at exit: $22,067

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-3,760
• Equity at exit: $12,796

Cash invested: $41,440 (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 29033

• Home prices YoY: -12.2%
• Rents YoY: 2.0%
• Active inventory: 76
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$776
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $175

Break-even live

Break-even rent $1,252

Max offer price $148,000

Occupancy floor 83%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Picadilly Sq Cayce, SC	2.0	1.5	1100	$1,275	$1.16	21d	1	0.14mi
602 Picadilly Sq Cayce, SC	2.0	1.5	1100	$1,250	$1.14	2d	1	0.15mi
7 Londonderry Sq Cayce, SC	2.0	1.5	833	$1,150	$1.38	23d	1	0.19mi
2805 Shadblow Ln West Columbia, SC	1.0–3.0	1.0–2.0	965	$1,510	$1.56	2d	27	0.85mi
1206 N Eden Dr Cayce, SC	1.0–3.0	1.0–2.0	950	$1,720	$1.81	2d	8	1.09mi
1642 Oak St Cayce, SC	2.0	1.0	1000	$1,245	$1.25	23d	1	1.31mi
1726 Smith Dr West Columbia, SC	3.0	2.0	1182	$1,595	$1.35	11d	1	1.33mi
944 Glenn St West Columbia, SC	2.0	1.0	960	$1,150	$1.20	23d	1	1.37mi
944 Glenn St Unit c3 West Columbia, SC	2.0	1.5	1200	$1,150	$0.96	21d	1	1.37mi

Listing history 7 events

1. 2026-05-21
   status Pending
2. 2026-05-08
   price $148,000
3. 2026-04-22
   price $158,000
4. 2026-04-10
   listed $170,000 Active
5. 2002-04-29
   soldstatus $38,000
6. 2002-03-18
   soldstatus $30,000
7. 1987-12-01
   soldstatus $41,200

ⓘ 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: $1,817 · $151/mo
• Projected year-2 tax: $1,817 · $151/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $17,679
• − Mortgage interest: −$8,290
• − Property taxes: −$1,817
• − Insurance: −$740
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,305
• Taxable loss: −$302
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $2,169/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 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — Cayce

• Score: 71/100
• State rank: #55
• US rank: #7173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cayce, SC
• County: Lexington County · 232,571 people
• City population: 12,837
• Metro: Columbia, SC
• Population (ZIP): 12,837
• Household income: $61,237
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 425.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 57% Black 28% Hispanic / Latino 10% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Iranian 2% Italian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.93%
• Current HPI: 288.7749
• Rent YoY: ▲ 2.04%
• 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

+259.2% since first listed

7 events — show timeline

• 2026-05-21 Pending — Consolidated MLS
• 2026-05-08 Price Changed $148,000 Consolidated MLS
• 2026-04-22 Price Changed $158,000 Consolidated MLS
• 2026-04-10 Listed $170,000 Consolidated MLS
• 2002-04-29 Sold (Public Records) $38,000 Public Records
• 2002-03-18 Sold (Public Records) $30,000 Public Records
• 1987-12-01 Sold (Public Records) $41,200 Public Records

Property tax history

+1.3%/yr

Latest (2024): $1,817 · +7.9% YoY. Source: county tax records.