716 Samantha St · Oak Grove, SC 29170

$279,990

5 bd · 3.0 ba · 2,071 sqft · Land · 235 Days on market

Built 2025 5,662 sqft lot $17/mo HOA · 1% of rent ↓ 5% since listing

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Emanuel Creek’s newest phase by Hurricane Builders — located in West Columbia and zoned for award-winning Lexington One schools. The Adger floor plan offers 5 spacious bedrooms, 3 full bathrooms, and a 2-car garage, with thoughtful design throughout. As you enter the home, a staircase welcomes you to the left, while a central hallway leads you toward the heart of the home. Just off the hall is a full bathroom and a versatile bedroom — ideal for guests or a home office. At the end of the hallway, you'll find a stunning open-concept kitchen and an expansive living area with large windows, tons of natural light, and direct access to the patio and oversized backyard

Key facts

• Open-concept kitchen
• Oversized backyard
• Durable lvp flooring

Tags

• OPEN-CONCEPT KITCHEN
• EXPANSIVE LIVING AREA
• DIRECT ACCESS TO PATIO
• OVERSIZED BACKYARD
• DURABLE LVP FLOORING
• SPACIOUS PRIMARY SUITE

Property features AI

Finance

• Other: Builder warranty (new construction)
• HOA & community: Property is part of an association; Association fees cover common area maintenance

Exterior

• Parking: Attached garage on main level; Four parking spaces total, including a 2-car garage
• Utilities: Public sewer; Public water
• Home design: Two-story single-family home; Located on lot 37
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Kitchen island; Granite countertops; Dishwasher; Disposal; Microwave (above stove); Gas range
• Bedrooms: Master bedroom on second floor with double vanity, private bath, separate shower, walk-in closet, private closet and separate water closet; carpet flooring; Bedroom 2 on main floor with luxury vinyl plank flooring; Bedrooms 3, 4, and 5 on second floor with ceiling fans and carpet flooring
• Flooring: Luxury vinyl plank in living areas and bedroom 2; Carpet in master and additional bedrooms
• Bathrooms: Three full bathrooms total; One main-level full bathroom; Two additional full bathrooms
• Heating & cooling: Central air conditioning; Gas heating on both first and second levels
• Interior features: Ceiling fans in multiple rooms; Tankless hot water; Island kitchen with granite countertops
• Laundry & utility: Washer and dryer located on the second floor

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (29.6% below list).
• Recommended offer: $197k (29.6% 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: White Knoll Elementary (math 32% / reading 36%, grade F, #359 of 597 statewide, top 60%, 673 students, 41% FRL); White Knoll Middle (math 19% / reading 31%, grade F, #165 of 229 statewide, top 72%, 816 students, 52% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL) — zoned schools average 46% FRL vs 30% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 193 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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 235 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $197,093 (29.6% 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 235 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 11.8

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: -19.1%
• Equity multiple: 0.32×
• Total profit: $-53,064
• Equity at exit: $41,747

10-year hold

• IRR: -9.2%
• Equity multiple: 0.40×
• Total profit: $-47,061
• Equity at exit: $24,208

Cash invested: $78,397 (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: 193
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,971 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$117
• HOA: −$17
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-169

Break-even live

Break-even rent $2,185

Max offer price $250,155

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-90	+0% $-169	+5% $-248	+10% $-327
Rent	-10% $-325	-5% $-247	+0% $-169	+5% $-91	+10% $-13
Rate	-1.0pp $-28	-0.5pp $-98	base $-169	+0.5pp $-241	+1.0pp $-315

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: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 30 events

1. 2026-06-22
   days on market $279,990 Active 235 DOM
2. 2026-06-18
   days on market $279,990 Active 232 DOM
3. 2026-06-17
   days on market $279,990 Active 231 DOM
4. 2026-06-16
   days on market $279,990 Active 230 DOM
5. 2026-06-15
   days on market $279,990 Active 229 DOM
6. 2026-06-14
   days on market $279,990 Active 227 DOM
7. 2026-06-10
   pricestatusdays on market $279,990 Active 224 DOM
8. 2026-06-09
   days on market $274,990 Active - Contingent 223 DOM
9. 2026-06-08
   days on market $274,990 Active - Contingent 222 DOM
10. 2026-06-07
    days on market $274,990 Active - Contingent 221 DOM
11. 2026-06-03
    days on market $274,990 Active - Contingent 217 DOM
12. 2026-06-03
    days on market $274,990 Active - Contingent 216 DOM
13. 2026-06-02
    days on market $274,990 Active - Contingent 215 DOM
14. 2026-05-31
    days on market $274,990 Active - Contingent 214 DOM
15. 2026-04-29
    historical Active - Contingent
16. 2026-04-29
    status Active
17. 2026-04-26
    historical
18. 2026-03-25
    historical Active - Contingent
19. 2026-01-08
    price $274,990
20. 2025-11-07
    price $299,990
21. 2025-10-24
    listed $314,990 Active
22. 2023-07-10
    status Pending
23. 2023-05-16
    price $277,990
24. 2023-05-15
    status Active
25. 2023-01-27
    price $274,790
26. 2023-01-16
    price $272,990
27. 2023-01-14
    price $274,332
28. 2022-12-07
    price $270,990
29. 2022-10-24
    price $274,332
30. 2022-08-26
    listed $289,332 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: $1,488 · $124/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$108/yr (+$9/mo · 7.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $23,651
• − Mortgage interest: −$15,684
• − Property taxes: −$1,488
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − HOA: −$204
• − Depreciation: −$8,145
• Taxable loss: −$7,054
• Est. tax savings @ 24.0%: +$1,693
• After-tax cash flow: $-334/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

• County: Lexington County · 232,571 people
• 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

-5.0% since first listed

16 events — show timeline

• 2026-04-29 Contingent — Consolidated MLS
• 2026-04-29 Relisted — Consolidated MLS
• 2026-04-26 Delisted — Consolidated MLS
• 2026-03-25 Contingent — Consolidated MLS
• 2026-01-08 Price Changed $274,990 Consolidated MLS
• 2025-11-07 Price Changed $299,990 Consolidated MLS
• 2025-10-24 Listed $314,990 Consolidated MLS
• 2023-07-10 Pending — Consolidated MLS
• 2023-05-16 Price Changed $277,990 Consolidated MLS
• 2023-05-15 Relisted — Consolidated MLS
• 2023-01-27 Price Changed $274,790 Consolidated MLS
• 2023-01-16 Price Changed $272,990 Consolidated MLS
• 2023-01-14 Price Changed $274,332 Consolidated MLS
• 2022-12-07 Price Changed $270,990 Consolidated MLS
• 2022-10-24 Price Changed $274,332 Consolidated MLS
• 2022-08-26 Listed $289,332 Consolidated MLS

Property tax history

+14.9%/yr

Latest (2024): $1,488 · +0.9% YoY. Source: county tax records.