600 Lot 620 Ermine Rd · Springdale, SC 29170

$84,000

4 bd · 2.0 ba · 1,216 sqft · Condo · 24 Days on market

Built 2026 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Just hit the market in the highly desirable Lexington Village community! This brand-new 2026 Clayton Sensation home offers 4 bedrooms, 2 full baths, plus a versatile flex room that can easily serve as a 4th bedroom, office, or guest space. With approximately 1,216 sq ft of thoughtfully designed living space, this home combines comfort, style, and affordability in a prime location just minutes from downtown Columbia and Lexington. Inside, you’ll find an open-concept layout with high ceilings, abundant natural light, durable vinyl plank flooring throughout, and a spacious kitchen featuring brand-new appliances, wood-tone cabinetry, and generous counter space. The oversized laundry room

Key facts

• Spacious kitchen
• Flex room
• Brand-new appliances

Tags

• FLEX ROOM
• OPEN-CONCEPT LAYOUT
• DURABLE VINYL PLANK FLOORING
• SPACIOUS KITCHEN
• BRAND-NEW APPLIANCES
• WOOD-TONE CABINETRY

Property features AI

Finance

• Financial info: Land lease of $495 per month; Offered for sale
• HOA & community: Association fee due monthly

Exterior

• Parking: Driveway with space for 5 vehicles
• Home design: Resale property
• Exterior features: Approximately 0.25-acre lot (estimated); Zoned residential

Interior

• Bathrooms: Two full bathrooms
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 3.9% in Springdale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#170 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: housing D+, crime F, amenities 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.
• Market conditions: Rents rising fast (+4.6%/yr); 187 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $82,740 (1.5% below list)

Questions for the listing agent

1. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.41% ✓
• Cap rate: 20.83%
• Cash-on-cash: 51.91%
• DSCR: 3.31
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.57% rent growth · sell at horizon

5-year hold

• IRR: 51.6%
• Equity multiple: 3.32×
• Total profit: $54,460
• Equity at exit: $12,525

10-year hold

• IRR: 57.6%
• Equity multiple: 7.15×
• Total profit: $144,732
• Equity at exit: $7,263

Cash invested: $23,520 (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

• Home prices YoY: -16.9%
• Rents YoY: 4.6%
• Active inventory: 187
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,023 medium
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $1,017

Break-even live

Break-even rent $735

Max offer price $84,000

Occupancy floor 45%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Ermine Rd Lot 620 West Columbia, SC	4.0	2.0	1216	$1,875	$1.54	18d	1	0.01mi
105 Landford Ct Lexington, SC	3.0	2.0	1260	$1,450	$1.15	3d	1	1.37mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-05-31
   pricedays on market $84,000 Active 24 DOM
2. 2026-05-20
   price $90,000
3. 2026-05-13
   price $95,000
4. 2026-05-07
   listed $99,000 Active
5. 2026-04-30
   historical
6. 2026-04-28
   price $99,000
7. 2026-04-20
   price $103,000
8. 2026-04-16
   price $103,500
9. 2026-04-10
   status Active
10. 2026-04-10
    listed $103,000 Active
11. 2026-04-10
    price $103,000
12. 2026-04-10
    historical
13. 2026-04-07
    historical
14. 2026-03-10
    historical Active Under Contract
15. 2026-03-01
    status Active
16. 2026-03-01
    price $99,000
17. 2026-02-19
    historical
18. 2026-01-28
    status Active
19. 2026-01-19
    price $89,000
20. 2026-01-19
    historical
21. 2026-01-16
    status Active
22. 2026-01-16
    status Active
23. 2026-01-16
    price $89,000
24. 2026-01-16
    listed Active Under Contract
25. 2026-01-16
    historical
26. 2026-01-16
    historical
27. 2026-01-16
    soldstatus $89,000 Closed
28. 2026-01-16
    listed $76,234
29. 2026-01-08
    listed $77,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $24,271
• − Mortgage interest: −$4,705
• − Property taxes: −$1,260
• − Insurance: −$420
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − Depreciation: −$2,444
• Taxable income: $11,559
• Est. tax owed @ 24.0%: −$2,774
• After-tax cash flow: $9,434/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This brand-new 2026 Clayton Sensation home in Lexington Village is move-in ready with good condition and minimal maintenance needed.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both landscape around house — improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both landscape around house — improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Springdale

• Score: 63/100
• State rank: #170
• US rank: #15255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 21,247
• Metro: Columbia, SC
• Population (ZIP): 21,247
• Household income: $74,902
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 147.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 10% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, Jamaica, Guatemala
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

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: ▼ -52.72%
• Current HPI: 259.713
• Rent YoY: ▲ 4.57%
• 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

+16.9% since first listed

28 events — show timeline

• 2026-05-20 Price Changed $90,000 CCAR
• 2026-05-13 Price Changed $95,000 CCAR
• 2026-05-07 Listed $99,000 CCAR
• 2026-04-30 Listing Removed — CCAR
• 2026-04-28 Price Changed $99,000 CCAR
• 2026-04-20 Price Changed $103,000 CCAR
• 2026-04-16 Price Changed $103,500 CCAR
• 2026-04-10 Relisted — CCAR
• 2026-04-10 Listing Removed — CCAR
• 2026-04-10 Price Changed $103,000 CCAR
• 2026-04-10 Listed $103,000 CCAR
• 2026-04-07 Listing Removed — CCAR
• 2026-03-10 Contingent — CCAR
• 2026-03-01 Relisted — CCAR
• 2026-03-01 Price Changed $99,000 CCAR
• 2026-02-19 Listing Removed — CCAR
• 2026-01-28 Relisted — CCAR
• 2026-01-19 Price Changed $89,000 CCAR
• 2026-01-19 Listing Removed — CCAR
• 2026-01-16 Relisted — CCAR
• 2026-01-16 Relisted — CCAR
• 2026-01-16 Price Changed $89,000 CCAR
• 2026-01-16 Listed — CCAR
• 2026-01-16 Listed $76,234 CCAR
• 2026-01-16 Sold (MLS) $89,000 CCAR
• 2026-01-16 Listing Removed — CCAR
• 2026-01-16 Listing Removed — CCAR
• 2026-01-08 Listed $77,000 CCAR