119 Sunny Acres Dr · Eastover, SC 29044

$154,999

3 bd · 2.0 ba · 1,078 sqft · SingleFamily public records · 35 Days on market

Built 1996 0.28 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 +16.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautifully renovated 3 bedroom 2 bath home sits on a corner lot and is just minutes to shopping and schools. With granite countertops, stainless steel appliances, LVP flooring throughout and a private master bathroom, this affordable home feels very luxurious. Seller is offering $5000 in closing cost assistance with an acceptable contract and this home qualifies for full financing through USDA. You could be in this home for no money down. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Lvp flooring
• Granite countertops
• Corner lot

Tags

• CORNER LOT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE MASTER BATHROOM
• LVP FLOORING

Property features AI

Exterior

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

Interior

• Kitchen: Granite countertops; Painted cabinets; Luxury vinyl plank flooring in kitchen
• Bedrooms: Master bedroom on main level with private bath, tub/shower, and ceiling fan; Bedroom 2 on main level with shared bath, tub/shower and box ceilings; Bedroom 3 on main level with shared bath and tub/shower
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central cooling with heat pump on first level
• Interior features: Cathedral ceilings in living area; Luxury vinyl plank flooring throughout main living areas
• Laundry & utility: Washer/dryer located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $141k (9.1% below list).
• Recommended offer: $141k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#370 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Richland 01 (urban): math 26% / reading 36% proficiency, ranked #54 of 80 in SC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Webber School (math 30% / reading 30%, grade F, #394 of 597 statewide, top 66%, 190 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 54 active listings in the ZIP; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $155k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,948 (9.1% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F 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?
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: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.10×
• Total profit: $90,981
• Equity at exit: $139,635

10-year hold

• IRR: 23.1%
• Equity multiple: 7.05×
• Total profit: $262,717
• Equity at exit: $301,129

Cash invested: $43,400 (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 29044

• Home prices YoY: 7.0%
• Active inventory: 54
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$133 /mo · $1,593/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $103

Break-even live

Break-even rent $1,279

Max offer price $154,999

Occupancy floor 88%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $154,999 Active 35 DOM
2. 2026-06-17
   days on market $154,999 Active 34 DOM
3. 2026-06-16
   days on market $154,999 Active 33 DOM
4. 2026-06-15
   days on market $154,999 Active 32 DOM
5. 2026-06-14
   days on market $154,999 Active 30 DOM
6. 2026-06-10
   days on market $154,999 Active 27 DOM
7. 2026-06-09
   days on market $154,999 Active 26 DOM
8. 2026-06-08
   days on market $154,999 Active 25 DOM
9. 2026-06-07
   days on market $154,999 Active 24 DOM
10. 2026-06-03
    days on market $154,999 Active 20 DOM
11. 2026-06-03
    days on market $154,999 Active 19 DOM
12. 2026-06-01
    days on market $154,999 Active 18 DOM
13. 2026-05-31
    days on market $154,999 Active 17 DOM
14. 2026-05-14
    listed $154,999 Active
15. 2026-03-24
    soldstatus $55,000
16. 2011-03-28
    soldstatus $45,000
17. 1997-03-13
    soldstatus $63,000
18. 1996-08-12
    soldstatus $63,000
19. 1995-10-11
    soldstatus $8,500

ⓘ 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: $1,593 · $133/mo
• Projected year-2 tax: $1,593 · $133/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $16,914
• − Mortgage interest: −$8,682
• − Property taxes: −$1,593
• − Insurance: −$775
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$4,509
• Taxable loss: −$1,352
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $1,564/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: Richland 01
• NCES district ID: 4503360
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $38,931
• Composite: 25.94/100
• National rank: #7335
• State rank: #54 of 80 in SC

Livability — Eastover

• Score: 49/100
• State rank: #370
• US rank: #25856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,299

Population outlook (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (56%)
• Race & ethnicity: Black 56% White 38% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.20%
• Current HPI: 200.54
• Rent YoY: —
• Metro: —
• 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

+1723.5% since first listed

6 events — show timeline

• 2026-05-14 Listed $154,999 Consolidated MLS
• 2026-03-24 Sold (Public Records) $55,000 Public Records
• 2011-03-28 Sold (Public Records) $45,000 Public Records
• 1997-03-13 Sold (Public Records) $63,000 Public Records
• 1996-08-12 Sold (Public Records) $63,000 Public Records
• 1995-10-11 Sold (Public Records) $8,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,593 · +1.7% YoY. Source: county tax records.