3006 Bush River Rd · Seven Oaks, SC 29210

$170,000

3 bd · 2.0 ba · 1,922 sqft · SingleFamily public records · 61 Days on market

Built 1974 0.39 ac lot Est $286k · 41% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Asking for Highest and Best. This home needs repairs. (3) Bedrooms, (2) Baths, Great room with fireplace and sky lights, dining area, formal dining room, formal living room, master bed room, office, (2) guest bedrooms, wheel chair ramp in the garage, on . 39 of an acre, fenced in back yard oasis with concrete decking and private inground pool. Plenty of space for your backyard Barbeque. Home needs renovations and repairs, priced to sell, this home will not qualify for FHA or VA financing. Some images were created in AI. Close to interstates, shopping, restaurant's, medical facilities, schools, etc. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in

Key facts

• Close to interstates
• Concrete decking
• Fenced in back yard

Tags

• FENCED IN BACK YARD
• PRIVATE INGROUND POOL
• CONCRETE DECKING
• CLOSE TO INTERSTATES
• CLOSE TO SHOPPING
• CLOSE TO MEDICAL FACILITIES

Property features AI

Exterior

• Parking: Attached garage (main level); Two parking spaces total, including one garage space
• Utilities: Public water; Public sewer
• Home design: Single-family property; Main-level entry
• Construction: Crawlspace foundation
• Exterior features: Uncovered back porch; Vinyl exterior finish; Fenced yard (pool area fenced; rear yard fenced); Inground pool

Interior

• Kitchen: Galley kitchen; Formica countertops; Tile floor; Wood cabinets; Wet bar
• Bedrooms: Master bedroom on main level with tub/shower, ceiling fan, private closet, carpeted floors; Second bedroom on main level with private closet and carpeted floors; Third bedroom on main level with private closet
• Flooring: Carpet in living areas, formal living and dining, bedrooms, and great room; Tile in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central heating (electric)
• Interior features: Fireplace in the great room; Skylight in the great room; High ceilings in the great room; Ceiling fans; Recessed lighting; Wet bar; Compactor; Free-standing, self-cleaning range
• Laundry & utility: Main-level laundry in closet (electric); Heated space / mud room / utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $239 ($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 $157k (7.4% below list).
• Recommended offer: $157k (7.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#65 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime C-, 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: Seven Oaks Elementary (math 27% / reading 28%, grade F, #416 of 597 statewide, top 70%, 520 students, 100% FRL); Irmo High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 1,307 students, 100% FRL) — zoned schools average 100% FRL vs 27% district-wide (73 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($51k/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 $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 61 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $44k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $170k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $157,487 (7.4% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $286,378
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3023 Eastlawn Rd	0.64mi	3/2.0	1,932 (+0%)	8mo	$287,500	$149	62
1018 Green Ridge Ln	0.46mi	4/2.0 (+1)	2,008 (+4%)	17mo	$299,900	$149	52

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 · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-9,196
• Equity at exit: $25,348

10-year hold

• IRR: 6.5%
• Equity multiple: 1.53×
• Total profit: $25,055
• Equity at exit: $14,698

Cash invested: $47,600 (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 29210

• Home prices YoY: -32.2%
• Rents YoY: 5.0%
• Active inventory: 145
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $239

Break-even live

Break-even rent $1,273

Max offer price $170,000

Occupancy floor 80%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Fox Run Ln Columbia, SC	2.0–3.0	2.0–2.5	1152	$1,599	$1.39	3d	17	0.56mi
601 St Andrews Rd Columbia, SC	1.0–3.0	1.0–2.0	1085	$1,395	$1.29	3d	19	0.98mi

Listing history 12 events

1. 2026-05-19
   status Pending
2. 2026-05-04
   historical Active - Contingent
3. 2026-04-27
   status Active
4. 2026-04-17
   historical Active - Contingent
5. 2026-04-14
   price $170,000
6. 2026-04-08
   status Active
7. 2026-04-01
   historical Active - Contingent
8. 2026-04-01
   price $185,000
9. 2026-03-29
   price $205,000
10. 2026-03-19
    listed $214,000 Active
11. 1993-05-01
    soldstatus $43,500
12. 1993-05-01
    soldstatus $43,500

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$451/yr (+$38/mo · 87.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $18,898
• − Mortgage interest: −$9,523
• − Property taxes: −$518
• − Insurance: −$850
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,945
• Taxable income: $38
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $2,854/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 — Seven Oaks

• Score: 70/100
• State rank: #65
• US rank: #7742

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seven Oaks, SC
• County: Richland County · 389,530 people
• Metro: Columbia, SC
• Population (ZIP): 39,962
• Household income: $50,871
• Rent vs Own: 63.7% rent · 36.3% own
• Severe rent burden: 2859.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 55% White 34% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Arab 2% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3%

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: ▼ -107.61%
• Current HPI: 226.2564
• Rent YoY: ▲ 5.00%
• 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

+290.8% since first listed

12 events — show timeline

• 2026-05-19 Pending — Consolidated MLS
• 2026-05-04 Contingent — Consolidated MLS
• 2026-04-27 Relisted — Consolidated MLS
• 2026-04-17 Contingent — Consolidated MLS
• 2026-04-14 Price Changed $170,000 Consolidated MLS
• 2026-04-08 Relisted — Consolidated MLS
• 2026-04-01 Contingent — Consolidated MLS
• 2026-04-01 Price Changed $185,000 Consolidated MLS
• 2026-03-29 Price Changed $205,000 Consolidated MLS
• 2026-03-19 Listed $214,000 Consolidated MLS
• 1993-05-01 Sold (Public Records) $43,500 Public Records
• 1993-05-01 Sold (Public Records) $43,500 Public Records

Property tax history

-13.6%/yr

Latest (2024): $518 · +0.8% YoY. Source: county tax records.