415 Cressfell Rd · Irmo, SC 29036

$209,900

3 bd · 2.5 ba · 1,712 sqft · SingleFamily public records · 19 Days on market

Built 1985 7,840 sqft lot

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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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell! 415 Cressfell Rd is a 3 bed/2Bath Charleston style home located in the Hidden Oaks subdivision of Irmo. Sitting on a very private lot this home offers a large screened porch and outdoor deck area for entertainment . Your home features a large livingroom with fireplace , formal dining room and huge kitchen with eat in area that leads to your outdoor space. Upstairs offers a huge master suite with a porch off of the master. Perfect location just minutes from all shopping and located in the Lex/ Rich 5 school district. Home had new siding in 2021 and new HVAC in 2023 will need some TLC but overall home is in good condition . Disclaimer: CMLS has not reviewed and, therefore, d

Key facts

• Master suite
• Private lot
• Outdoor deck area

Tags

• LARGE SCREENED PORCH
• OUTDOOR DECK AREA
• HUGE KITCHEN
• MASTER SUITE
• PRIVATE LOT
• NEW SIDING

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Public sewer; Public water
• Home design: Two-story home
• Construction: Vinyl exterior; Crawlspace foundation
• Exterior features: Covered front porch; Covered back porch; Patio; Gutters (full); Partial fencing; Public water

Interior

• Kitchen: Eat-in kitchen with pantry and quartz countertops; Microwave above the stove; Refrigerator included
• Bedrooms: Master bedroom on second level with private bath, separate shower, walk-in closet, ceiling fan and access to a balcony/deck (carpeted); Second bedroom on second level with shared bath and walk-in closet (carpeted); Third bedroom on second level with his-and-hers closets and shared bath (carpeted)
• Flooring: Hardwood floors in living and formal dining areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Heating & cooling: Central cooling; Electric heating with heat pumps on both first and second levels
• Interior features: Fireplace in living room; Built-ins; Molding and hardwood floors in living and formal dining areas; Smooth surface range; Electric water heater; One fireplace
• Laundry & utility: Washer and dryer included; Laundry located on main level in a closet (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/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 $208k (0.9% below list).
• Recommended offer: $207k (1.5% 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: 434 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $6k 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 19 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $132k; list at $210k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $206,751 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 8.4

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-11,599
• Equity at exit: $31,297

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $18,577
• Equity at exit: $18,148

Cash invested: $58,772 (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 29036

• Active inventory: 434
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $353

Break-even live

Break-even rent $1,634

Max offer price $209,900

Occupancy floor 78%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Dyers Hall Ct Irmo, SC	3.0	2.0	1127	$1,699	$1.51	23d	1	0.32mi
136 Weston Watch Rd Irmo, SC	3.0	2.0	1200	$1,695	$1.41	3d	1	0.57mi
108 Cranewater Dr Columbia, SC	3.0	2.5	1600	$1,795	$1.12	23d	1	0.65mi
228 Chadford Rd Irmo, SC	3.0	2.0	1318	$1,861	$1.41	14d	1	0.70mi
530 Chadford Rd Irmo, SC	3.0	2.0	1196	$1,695	$1.42	14d	1	0.72mi
22 Dean Crest Ct Irmo, SC	3.0	2.0	1301	$1,695	$1.30	3d	1	0.79mi
312 Bow Church Rd Irmo, SC	3.0	2.0	1505	$1,861	$1.24	11d	1	0.90mi
508 Cornerstone Cir Irmo, SC	3.0	2.0	1867	$2,200	$1.18	23d	1	1.10mi
1 Crescent Ln Columbia, SC	2.0	1.5	1300	$1,380	$1.06	2d	1	1.37mi

Listing history 8 events

1. 2026-05-13
   status Pending
2. 2026-05-07
   status Active
3. 2026-04-27
   historical Active - Contingent
4. 2026-04-24
   listed $209,900 Active
5. 2014-11-05
   soldstatus $132,000
6. 2012-09-25
   soldstatus $125,000
7. 1996-08-01
   soldstatus $99,000
8. 1990-08-01
   soldstatus $85,500

ⓘ 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: $1,235 · $103/mo
• Projected year-2 tax: $1,235 · $103/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 60% 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: $24,974
• − Mortgage interest: −$11,758
• − Property taxes: −$1,235
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$6,106
• Taxable income: $829
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $4,037/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: Lexington County · 232,571 people
• City population: 38,201
• Metro: Columbia, SC
• Population (ZIP): 26,620
• Household income: $113,986
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 212.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Slovak 4% Italian 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Korean 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: ▼ -134.76%
• Current HPI: 248.3807
• Rent YoY: —
• 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

+145.5% since first listed

8 events — show timeline

• 2026-05-13 Pending — Consolidated MLS
• 2026-05-07 Relisted — Consolidated MLS
• 2026-04-27 Contingent — Consolidated MLS
• 2026-04-24 Listed $209,900 Consolidated MLS
• 2014-11-05 Sold (Public Records) $132,000 Public Records
• 2012-09-25 Sold (Public Records) $125,000 Public Records
• 1996-08-01 Sold (Public Records) $99,000 Public Records
• 1990-08-01 Sold (Public Records) $85,500 Public Records

Property tax history

-5.0%/yr

Latest (2024): $1,235 · +4.2% YoY. Source: county tax records.