105 Thames Valley Ct · Irmo, SC 29063

$178,000

2 bd · 1.5 ba · 1,080 sqft · Townhouse public records · 91 Days on market

Built 1985

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly remodeled Cute Townhome nestled in the heart of Irmo. Open floor plan features a Large Great Room and Dining area. Owner Suite offers large walk-in closet & a private vanity. Jack & Jill bathroom between BRs. Relax on your Patio in the Large Backyard. Roof 2020, Floors, Sliding Glass Door, some Fixtures, & Paint Throughout 2026. NO HOA! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Private vanity
• Walk-in closet
• Dining area

Tags

• GREAT ROOM
• DINING AREA
• WALK-IN CLOSET
• PRIVATE VANITY
• JACK AND JILL BATHROOM
• PATIO

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story property; Slab foundation
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Patio; Paved road access; Vinyl exterior finish

Interior

• Kitchen: Eat-in kitchen with Formica countertops; Ceiling fan in kitchen; Dishwasher; Garbage disposal; Microwave above stove
• Bedrooms: Master bedroom on second floor with walk-in closet, ceiling fan, private closet, tub/shower and Jack-and-Jill bath; Second bedroom on second floor with private closet and tub/shower (Jack-and-Jill)
• Flooring: Carpet in bedrooms; Luxury vinyl plank flooring in main living and kitchen
• Bathrooms: One full bathroom; One half bathroom; Jack-and-Jill bath configuration
• Heating & cooling: Central cooling; Central electric heating
• Interior features: Fireplace (wood burning); Molding; Luxury vinyl plank flooring in living areas
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $178k.

Deal economics

• At list price, monthly cash flow is $196 ($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 $163k (8.6% below list).
• Recommended offer: $162k (9.0% 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: Dutch Fork Elementary (math 32% / reading 37%, grade F, #344 of 597 statewide, top 60%, 475 students, 82% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 315 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $5k 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 91 days — a 9% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.
• Current owner paid $102k; list at $178k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $161,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.60×
• Total profit: $-19,953
• Equity at exit: $26,540

10-year hold

• IRR: -5.2%
• Equity multiple: 0.69×
• Total profit: $-15,474
• Equity at exit: $15,390

Cash invested: $49,840 (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 29063

• Rents YoY: 0.8%
• Active inventory: 315
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$933
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $196

Break-even live

Break-even rent $1,378

Max offer price $178,000

Occupancy floor 83%

Sensitivity live

Price	-10% $297	-5% $247	+0% $196	+5% $146	+10% $96
Rent	-10% $68	-5% $132	+0% $196	+5% $261	+10% $325
Rate	-1.0pp $286	-0.5pp $242	base $196	+0.5pp $150	+1.0pp $103

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Crescent Ln Columbia, SC	2.0	1.5	1300	$1,380	$1.06	3d	1	0.18mi
22 Dean Crest Ct Irmo, SC	3.0	2.0	1301	$1,695	$1.30	4d	1	0.55mi
228 Chadford Rd Irmo, SC	3.0	2.0	1318	$1,861	$1.41	15d	1	0.64mi
104 Tuscany Ct Irmo, SC	3.0	2.5	1248	$1,850	$1.48	15d	1	0.72mi
530 Chadford Rd Irmo, SC	3.0	2.0	1196	$1,695	$1.42	15d	1	0.87mi
1220 Meredith Dr Columbia, SC	2.0–3.0	2.0–2.5	1083	$1,589	$1.47	3d	7	1.43mi
136 Weston Watch Rd Irmo, SC	3.0	2.0	1200	$1,695	$1.41	4d	1	1.44mi
401 Columbiana Dr Columbia, SC	2.0–4.0	1.5–2.0	1207	$1,067	$0.88	4d	1	1.46mi
13 Dyers Hall Ct Irmo, SC	3.0	2.0	1127	$1,699	$1.51	24d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $178,000 Active 91 DOM
2. 2026-06-17
   days on market $178,000 Active 90 DOM
3. 2026-06-16
   days on market $178,000 Active 89 DOM
4. 2026-06-15
   days on market $178,000 Active 88 DOM
5. 2026-06-14
   days on market $178,000 Active 86 DOM
6. 2026-06-13
   days on market $178,000 Active 85 DOM
7. 2026-06-10
   days on market $178,000 Active 83 DOM
8. 2026-06-09
   days on market $178,000 Active 82 DOM
9. 2026-06-08
   days on market $178,000 Active 81 DOM
10. 2026-06-07
    days on market $178,000 Active 80 DOM
11. 2026-06-03
    days on market $178,000 Active 76 DOM
12. 2026-06-03
    days on market $178,000 Active 75 DOM
13. 2026-06-02
    price $178,000 Active 74 DOM
14. 2026-06-01
    days on market $180,000 Active 74 DOM
15. 2026-05-31
    days on market $180,000 Active 73 DOM
16. 2026-04-30
    status Active
17. 2026-04-28
    status Pending
18. 2026-04-13
    historical Active - Contingent
19. 2026-03-17
    listed $180,000 Active
20. 2020-09-23
    soldstatus $102,000
21. 2020-08-01
    historical
22. 2020-08-01
    status Active
23. 2020-07-20
    historical
24. 2020-07-16
    listed $99,900 Active
25. 2014-02-20
    soldstatus $65,000
26. 2008-08-04
    soldstatus $78,000
27. 2007-08-10
    soldstatus $72,500
28. 2005-06-06
    soldstatus $1,600,000
29. 1998-10-16
    soldstatus $85,775

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $1,015 · $85/mo
• Expected delta: +$43/yr (+$4/mo · 4.4%)

ⓘ 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 57% 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: $19,518
• − Mortgage interest: −$9,971
• − Property taxes: −$972
• − Insurance: −$890
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$5,178
• Taxable loss: −$615
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $2,504/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: Richland County · 389,530 people
• City population: 38,201
• Metro: Columbia, SC
• Population (ZIP): 38,201
• Household income: $91,973
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 962.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 4% Serbian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% 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: ▼ -130.57%
• Current HPI: 204.0147
• Rent YoY: ▲ 0.78%
• 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

+109.9% since first listed

14 events — show timeline

• 2026-04-30 Relisted — Consolidated MLS
• 2026-04-28 Pending — Consolidated MLS
• 2026-04-13 Contingent — Consolidated MLS
• 2026-03-17 Listed $180,000 Consolidated MLS
• 2020-09-23 Sold (Public Records) $102,000 Public Records
• 2020-08-01 Delisted — Consolidated MLS
• 2020-08-01 Relisted — Consolidated MLS
• 2020-07-20 Delisted — Consolidated MLS
• 2020-07-16 Listed $99,900 Consolidated MLS
• 2014-02-20 Sold (Public Records) $65,000 Public Records
• 2008-08-04 Sold (Public Records) $78,000 Public Records
• 2007-08-10 Sold (Public Records) $72,500 Public Records
• 2005-06-06 Sold (Public Records) $1,600,000 Public Records
• 1998-10-16 Sold (Public Records) $85,775 Public Records

Property tax history

-4.9%/yr

Latest (2024): $972 · +5.3% YoY. Source: county tax records.