1025 Spring Dr · Lugoff, SC 29078

$185,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 1 Days on market

Built 1965 1.28 ac 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great location minutes from I-20 This all brick home is situated on a large lot, offering a workshop, storage building, patio, fruit trees and plenty of room for a garden. New roof in 2026, new heat pump 2025 and duct work in 2023. Primary bath has been remodeled and updated. Hall bath and kitchen remodel has been started and ready for the new owner to put the final touches on them. Hardwood floors throughout the majority of the home. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Garden
• Storage building
• Large lot

Tags

• LARGE LOT
• WORKSHOP
• STORAGE BUILDING
• PATIO
• FRUIT TREES
• GARDEN

Property features AI

Finance

• Other: Cable TV available

Exterior

• Utilities: Public water; Septic sewer; Thermopane windows
• Home design: Single-story home
• Construction: Brick exterior above foundation; Crawlspace foundation
• Exterior features: Patio; Workshop; Paved road access; Public water

Interior

• Kitchen: Gas range
• Bedrooms: Master bedroom on main level; Bedroom 2 on main level; Bedroom 3 on main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling; Heat pump on first level
• Interior features: Hardwood floors in living room and bedrooms; Ceiling fans in living room and bedrooms; Private bath in master bedroom; Heated laundry space; Gas range
• Laundry & utility: Laundry located in heated space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

Location & tenants

• Location reads 71/100 on livability (#47 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Kershaw 01 (rural): math 38% / reading 51% proficiency, ranked #25 of 80 in SC (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lugoff Elementary (math 44% / reading 51%, grade D, #199 of 597 statewide, top 35%, 526 students, 100% FRL); Lugoff-Elgin High (math 65% / reading 89%, grade A-, #28 of 196 statewide, top 16%, 1,744 students, 62% FRL) — zoned schools average 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 62% at this address vs 44% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Kershaw 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 178 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 491 units permitted in Kershaw County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Kershaw County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.09% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.7

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,796
• Equity at exit: $27,584

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $34,585
• Equity at exit: $15,995

Cash invested: $51,800 (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 29078

• Home prices YoY: -22.9%
• Active inventory: 178
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$970
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $443

Break-even live

Break-even rent $1,452

Max offer price $185,000

Occupancy floor 73%

Sensitivity live

Price	-10% $548	-5% $496	+0% $443	+5% $391	+10% $339
Rent	-10% $284	-5% $364	+0% $443	+5% $523	+10% $602
Rate	-1.0pp $536	-0.5pp $490	base $443	+0.5pp $395	+1.0pp $347

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Derby Ln Lugoff, SC	4.0	2.5	1818	$2,150	$1.18	15d	1	0.56mi
148 Standard Warehouse Rd Unit 148B Lugoff, SC	2.0	1.5	1190	$1,250	$1.05	24d	1	1.09mi
139 Triumph Ave Unit C Lugoff, SC	3.0	2.5	1485	$1,899	$1.28	15d	1	1.33mi
260 Pine Point Rd Unit C Lugoff, SC	3.0	2.5	1335	$1,900	$1.42	12d	1	1.38mi
300 Pine Point Rd Unit D Lugoff, SC	3.0	2.5	1470	$1,750	$1.19	4d	1	1.41mi
1302 Champions Rest Rd Unit C Lugoff, SC	3.0	2.5	1383	$2,000	$1.45	4d	1	1.47mi
1302 Champions Rest Rd Unit B Lugoff, SC	3.0	2.5	1383	$1,900	$1.37	4d	1	1.47mi
1292 Champions Rest Rd Unit A Lugoff, SC	3.0	2.5	1383	$2,100	$1.52	24d	1	1.47mi

Listing history 2 events

1. 2026-06-18
   remarks 543-char remark
2. 2026-06-18
   listed $185,000 Active 1 DOM

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,201 · $100/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,161
• − Mortgage interest: −$10,363
• − Property taxes: −$1,201
• − Insurance: −$925
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$5,382
• Taxable income: $2,424
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $4,737/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: Kershaw 01
• NCES district ID: 4502550
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $44,585
• Composite: 37.66/100
• National rank: #4371
• State rank: #25 of 80 in SC

Livability — Lugoff

• Score: 71/100
• State rank: #47
• US rank: #6636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lugoff, SC
• County: Kershaw County · 47,655 people
• City population: 16,283
• Metro: Columbia, SC
• Population (ZIP): 16,283
• Household income: $67,727
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 61.0

Population outlook (Kershaw County) Hauer SSP2

• Today (2025): 67,683 people
• By 2030: 69,374 · +2.5%
• By 2040: 71,936 · +6.3%
• By 2050: 73,292 · +8.3%
• By 2075: 75,762 · +11.9%
• By 2100: 72,620 · +7.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 18% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Kershaw

• 2024 margin: Strong R (+28.2) · D 35.3% · R 63.5% · Other 1.2%
• 2008→2024 swing: -9.5pp toward R · 2008: -18.7pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+23.1 2016: R+24.8 2012: R+18.6 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.83%
• Current HPI: 211.3661
• 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

+9.5% since first listed

6 events — show timeline

• 2026-06-17 Listed $185,000 Consolidated MLS
• 2023-10-06 Pending — Consolidated MLS
• 2023-09-21 Pending — Consolidated MLS
• 2023-09-13 Relisted — Consolidated MLS
• 2023-08-31 Pending — Consolidated MLS
• 2023-08-24 Listed $169,000 Consolidated MLS

Property tax history

+7.1%/yr

Latest (2025): $1,201 · +6.8% YoY. Source: county tax records.