1925 Cold Rocks Way · White Knoll, SC 29073-0000

$290,000

4 bd · 2.5 ba · 2,390 sqft · SingleFamily public records · 20 Days on market

Built 2020 5,662 sqft lot Est $347k · 16% under

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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 +15.4/30.0
• ARV discount +14.8/15.0
• Appreciation +5.0/10.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home! This Monroe plan by Mungo offers a spacious, very well kept home in the popular Bluefield neighborhood and will not last long! This home has everything you need and more! The gorgeous open kitchen has stainless steel appliances, 3 cm granite countertops , recessed lighting and newly added backsplash. There's four nice sized bedrooms with two and a half baths. And yes, the primary suite is on the main level. The ensuite has dual vanities, separate tub and shower, and walk-in closet. The laundry room is also on the main level. On the second floor you'll love the huge loft, perfect for an additional gathering space for family and friends. There's also three other spacious bedroo

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Built 2020

Property features AI

Finance

• Other: Directions: S Lake Drive to Bluefield Rd turns into Aldergate; right on Tallaran; left on Cold Rocks Way
• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Lot is approximately 0.13 acres
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Primary bedroom on main level; Additional bedrooms on second level
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom on main level
• Heating & cooling: Central cooling; Gas pack heating with zoning
• Interior features: Family room on main level; Dining room on main level
• Laundry & utility: Washer and dryer located on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $114 ($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 $235k (19.0% below list).
• Recommended offer: $235k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Carolina Springs Elementary (math 34% / reading 34%, grade F, #359 of 597 statewide, top 60%, 850 students, 41% FRL); White Knoll High (math 47% / reading 85%, grade B, #81 of 196 statewide, top 42%, 2,204 students, 45% FRL).
• Market conditions: 3 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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, 73% 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 $234,819 (19.0% 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. 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.
3. 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.
4. 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: 0.81% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $346,550
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2015 Bliss Ln	0.75mi	4/2.5	2,478 (+4%)	4mo	$360,000	$145	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.52×
• Total profit: $42,070
• Equity at exit: $130,397

10-year hold

• IRR: 11.5%
• Equity multiple: 2.72×
• Total profit: $139,459
• Equity at exit: $200,957

Cash invested: $81,200 (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 29073-0000

• Active inventory: 3
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,348 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $114

Break-even live

Break-even rent $2,204

Max offer price $290,000

Occupancy floor 90%

Sensitivity live

Price	-10% $278	-5% $196	+0% $114	+5% $32	+10% $-50
Rent	-10% $-72	-5% $21	+0% $114	+5% $207	+10% $300
Rate	-1.0pp $260	-0.5pp $188	base $114	+0.5pp $39	+1.0pp $-38

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2237 Trakand Dr Lexington, SC	3.0	2.5	1962	$1,975	$1.01	3d	1	0.03mi
307 Savannah Hills Dr Lexington, SC	3.0	2.5	1612	$1,985	$1.23	24d	1	0.12mi
985 Native Rye Way Lexington, SC	4.0	3.0	3100	$3,500	$1.13	3d	1	0.14mi
473 Walking Ln Lexington, SC	3.0	2.5	1835	$2,100	$1.14	24d	1	0.36mi
432 Cape Jasmine Way Lexington, SC	4.0	2.5	1600	$2,049	$1.28	4d	1	0.71mi
237 Tea Olive Ave Lexington, SC	3.0	2.5	2448	$2,099	$0.86	22d	1	1.15mi

Listing history 4 events

1. 2026-05-15
   historical Active - Contingent
2. 2026-05-06
   listed $290,000 Active
3. 2019-11-30
   historical
4. 2019-11-24
   listed $198,960 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: $1,193 · $99/mo
• Projected year-2 tax: $1,653 · $138/mo
• Expected delta: +$460/yr (+$38/mo · 38.5%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $28,178
• − Mortgage interest: −$16,245
• − Property taxes: −$1,193
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − Depreciation: −$8,436
• Taxable loss: −$3,654
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $2,245/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 — White Knoll

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: White Knoll, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+45.8% since first listed

4 events — show timeline

• 2026-05-15 Contingent — Consolidated MLS
• 2026-05-06 Listed $290,000 Consolidated MLS
• 2019-11-30 Delisted — Consolidated MLS
• 2019-11-24 Listed $198,960 Consolidated MLS

Property tax history

+0.1%/yr

Latest (2024): $1,193 · +4.4% YoY. Source: county tax records.