164 Thames Valley Ct · Irmo, SC 29063

$189,900

3 bd · 2.0 ba · 1,521 sqft · Townhouse public records · 17 Days on market

Built 1997 9,147 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away at the end of a quiet cul-de-sac, this townhome is the kind of find that doesn’t come around often. No HOA, a price point under $200,000, and a location just minutes from Harbison and the interstate make it as practical as it is appealing. Step inside and you’re welcomed by a surprisingly spacious layout, with a large living room that flows easily into an oversized kitchen that feels more like a single-family home than a townhome. The main floor offers two bedrooms and a full bath, giving you flexibility for guests, a home office, or easy one-level living. Out back, the yard is bigger than you’d expect, perfect for relaxing, entertaining, or letting pets play.

Key facts

• Quiet cul-de-sac
• Oversized kitchen
• Bigger yard

Tags

• QUIET CUL-DE-SAC
• NO HOA
• OVERSIZED KITCHEN
• EASY ONE-LEVEL LIVING
• BIGGER YARD
• PRIMARY SUITE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 1.5-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Kitchen: Granite countertops; Painted cabinets; Luxury vinyl plank flooring
• Bedrooms: Primary bedroom on the second level with private bath, ceiling fan and private closet; Two additional bedrooms on the main level with ceiling fans
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Two full bathrooms total (one full main bath)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One wood-burning fireplace; Ceiling fans throughout; Luxury vinyl plank floors on main areas
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $183k (3.6% below list).
• Recommended offer: $183k (3.6% below list) — sets the bar for 1% rule.

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 Middle (math 39% / reading 52%, grade D+, #46 of 229 statewide, top 20%, 921 students, 57% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 64% FRL vs 27% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 318 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $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 17 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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, 60% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,147 (3.6% 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: 0.96% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 8.6

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-18,441
• Equity at exit: $28,315

10-year hold

• IRR: -3.4%
• Equity multiple: 0.80×
• Total profit: $-10,868
• Equity at exit: $16,419

Cash invested: $53,172 (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: 318
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$996
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $257

Break-even live

Break-even rent $1,506

Max offer price $189,900

Occupancy floor 81%

Sensitivity live

Price	-10% $365	-5% $311	+0% $257	+5% $203	+10% $150
Rent	-10% $113	-5% $185	+0% $257	+5% $330	+10% $402
Rate	-1.0pp $353	-0.5pp $305	base $257	+0.5pp $208	+1.0pp $158

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Crescent Ln Columbia, SC	2.0	1.5	1300	$1,380	$1.06	4d	1	0.25mi
22 Dean Crest Ct Irmo, SC	3.0	2.0	1301	$1,695	$1.30	5d	1	0.42mi
228 Chadford Rd Irmo, SC	3.0	2.0	1318	$1,861	$1.41	16d	1	0.51mi
312 Bow Church Rd Irmo, SC	3.0	2.0	1505	$1,861	$1.24	12d	1	0.61mi
508 Cornerstone Cir Irmo, SC	3.0	2.0	1867	$2,200	$1.18	25d	1	0.61mi
530 Chadford Rd Irmo, SC	3.0	2.0	1196	$1,695	$1.42	16d	1	0.75mi
104 Tuscany Ct Irmo, SC	3.0	2.5	1248	$1,850	$1.48	16d	1	0.85mi
136 Weston Watch Rd Irmo, SC	3.0	2.0	1200	$1,695	$1.41	5d	1	1.31mi
13 Dyers Hall Ct Irmo, SC	3.0	2.0	1127	$1,699	$1.51	25d	1	1.32mi
1220 Meredith Dr Columbia, SC	2.0–3.0	2.0–2.5	1083	$1,889	$1.74	4d	7	1.41mi
108 Cranewater Dr Columbia, SC	3.0	2.5	1600	$1,795	$1.12	25d	1	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $189,900 Active 17 DOM
2. 2026-06-18
   days on market $189,900 Active 14 DOM
3. 2026-06-17
   days on market $189,900 Active 13 DOM
4. 2026-06-16
   days on market $189,900 Active 12 DOM
5. 2026-06-15
   price $189,900 Active 11 DOM
6. 2026-06-15
   days on market $198,800 Active 11 DOM
7. 2026-06-14
   days on market $198,800 Active 9 DOM
8. 2026-06-13
   days on market $198,800 Active 8 DOM
9. 2026-06-10
   days on market $198,800 Active 6 DOM
10. 2026-06-09
    days on market $198,800 Active 5 DOM
11. 2026-06-08
    days on market $198,800 Active 4 DOM
12. 2026-06-07
    days on marketlisting id $198,800 Active 3 DOM
13. 2026-06-03
    days on market $198,800 Active 17 DOM
14. 2026-06-03
    days on market $198,800 Active 16 DOM
15. 2026-06-01
    days on market $198,800 Active 15 DOM
16. 2026-05-31
    days on market $198,800 Active 14 DOM
17. 2026-05-17
    listed $198,900 Active
18. 2022-08-10
    soldstatus $168,000
19. 2022-07-19
    historical
20. 2022-06-22
    listed $175,000 Active
21. 2007-11-29
    soldstatus $97,000
22. 2007-11-01
    soldstatus $99,534
23. 2005-06-06
    soldstatus $1,600,000

ⓘ 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: $1,376 · $115/mo
• Projected year-2 tax: $1,376 · $115/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 · 15 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: $21,978
• − Mortgage interest: −$10,637
• − Property taxes: −$1,376
• − Insurance: −$950
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$5,524
• Taxable loss: −$26
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $3,093/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

-87.6% since first listed

7 events — show timeline

• 2026-05-17 Listed $198,900 Consolidated MLS
• 2022-08-10 Sold (Public Records) $168,000 Public Records
• 2022-07-19 Delisted — Consolidated MLS
• 2022-06-22 Listed $175,000 Consolidated MLS
• 2007-11-29 Sold (Public Records) $97,000 Public Records
• 2007-11-01 Sold (Public Records) $99,534 Public Records
• 2005-06-06 Sold (Public Records) $1,600,000 Public Records

Property tax history

-1.8%/yr

Latest (2024): $1,376 · +3.8% YoY. Source: county tax records.