414 Hollenbeck Rd · Irmo, SC 29063

$299,000

3 bd · 2.0 ba · 1,749 sqft · SingleFamily public records · 19 Days on market

Built 2000 10,018 sqft lot $45/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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 +12.1/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3-bedroom, 2-bath traditional residence in the desirable Belfair Oaks community of Irmo. Featuring 1,782 heated square feet, this home offers an inviting open layout with vaulted ceilings, hardwood floors, and a cozy gas-log fireplace in the great room. The spacious kitchen boasts granite countertops, tiled backsplash, painted cabinetry, pantry, and an eat-in area perfect for everyday living. The owner's suite provides a private retreat with a garden tub, separate shower, walk-in closet, tray ceiling, and sitting area. Enjoy outdoor living year-round on the screened back porch overlooking the fenced backyard. Additional highlights include a dedica

Key facts

• Tiled backsplash
• Open layout
• Gas-log fireplace

Tags

• OPEN LAYOUT
• VAULTED CEILINGS
• HARDWOOD FLOORS
• GAS-LOG FIREPLACE
• GRANITE COUNTERTOPS
• TILED BACKSPLASH

Property features AI

Finance

• HOA & community: Has association; Association maintains common areas, pool, sidewalks, and street lights

Exterior

• Parking: Attached 2-car garage (main level)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Partial brick above foundation with vinyl exterior; Cul-de-sac location; Paved road access
• Construction: Crawlspace foundation
• Exterior features: Full gutters; Covered front porch; Screened back porch; Rear wood privacy fence

Interior

• Kitchen: Eat-in layout; Granite countertops; Tiled backsplash; Pantry; Painted cabinets; Free-standing smooth-surface range; Microwave above stove; Dishwasher; Disposal
• Bedrooms: Master bedroom on main with garden tub, separate shower, private bath, sitting room, walk-in closet, tray ceilings, ceiling fan, and separate water closet; Second bedroom on main with shared bath, tub/shower, and ceiling fan; Third bedroom on main with shared bath, tub/shower, ceiling fan, and private closet
• Flooring: Hardwood floors in great room and kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central heating with gas on first level
• Interior features: Gas log natural fireplace; Vaulted ceilings; Ceiling fans; Office; Pantry; Backsplash (tiled); Painted cabinets; Granite countertops; Eat-in kitchen
• Laundry & utility: Laundry in heated space on main

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-66 ($-789/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.2% below list).
• Recommended offer: $236k (21.2% 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: River Springs Elementary (math 56% / reading 56%, grade C+, #109 of 597 statewide, top 19%, 465 students, 39% 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 49% FRL vs 27% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 318 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 31% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $247k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $235,565 (21.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 10.6

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: -20.2%
• Equity multiple: 0.31×
• Total profit: $-57,838
• Equity at exit: $44,582

10-year hold

• IRR: -18.6%
• Equity multiple: 0.09×
• Total profit: $-76,167
• Equity at exit: $25,852

Cash invested: $83,720 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,356 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$189 /mo · $2,270/yr
• Insurance: −$125
• HOA: −$45
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-66

Break-even live

Break-even rent $2,439

Max offer price $287,381

Occupancy floor 98%

Sensitivity live

Price	-10% $103	-5% $19	+0% $-66	+5% $-150	+10% $-235
Rent	-10% $-252	-5% $-159	+0% $-66	+5% $27	+10% $120
Rate	-1.0pp $85	-0.5pp $10	base $-66	+0.5pp $-143	+1.0pp $-222

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 Patmore DR Irmo, SC	4.0	3.0	2110	$2,475	$1.17	23d	1	0.88mi
657 Patmore DR Irmo, SC	3.0	2.0	1700	$2,283	$1.34	23d	1	0.88mi
580 Glenmanor Dr Irmo, SC	3.0	2.0	1700	$2,296	$1.35	4d	1	1.25mi
559 Glenmanor Dr Irmo, SC	4.0	2.5	2075	$2,433	$1.17	4d	1	1.31mi
687 Patmore Dr Irmo, SC	3.0	2.0	1700	$2,283	$1.34	23d	1	1.32mi
681 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,475	$1.17	4d	1	1.33mi
674 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,349	$1.11	4d	1	1.33mi
693 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,349	$1.11	23d	1	1.33mi
671 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,349	$1.11	23d	1	1.33mi
148 Abbots Glen Rd Irmo, SC	4.0	3.0	2100	$2,395	$1.14	4d	1	1.34mi
540 Glenmanor Dr Irmo, SC	4.0	3.0	2100	$2,395	$1.14	13d	1	1.34mi
705 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,475	$1.17	5d	1	1.35mi
700 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,475	$1.17	23d	1	1.35mi
762 Patmore Dr Irmo, SC	4.0	3.0	2110	$2,299	$1.09	23d	1	1.35mi
712 Patmore Dr Irmo, SC	3.0	2.0	1700	$2,283	$1.34	16d	1	1.36mi
533 Glenmanor Dr Irmo, SC	4.0	3.0	2100	$2,395	$1.14	4d	1	1.37mi
195 Abbots Glen Rd Irmo, SC	4.0	2.5	1783	$2,295	$1.29	4d	1	1.42mi
506 Glenmanor Dr Irmo, SC	4.0	2.5	2075	$2,433	$1.17	4d	1	1.43mi
437 Stonyhurst Dr Irmo, SC	4.0	2.5	1783	$2,245	$1.26	21d	1	1.45mi
921 Hayston Way Irmo, SC	4.0	3.0	2110	$2,583	$1.22	23d	1	1.45mi
913 Hayston Way Irmo, SC	4.0	3.0	2110	$2,583	$1.22	23d	1	1.46mi
932 Hayston Way Irmo, SC	4.0	3.0	2110	$2,583	$1.22	23d	1	1.46mi
309 Redmoss Dr Irmo, SC	4.0	2.5	1783	$2,245	$1.26	13d	1	1.47mi
920 Hayston Way Irmo, SC	3.0	2.0	1700	$2,295	$1.35	23d	1	1.48mi
916 Hayston Way Irmo, SC	4.0	3.0	2110	$2,475	$1.17	23d	1	1.48mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: gas

Listing history 13 events

1. 2026-06-21
   pricestatusdays on market $299,000 Active 19 DOM
2. 2026-06-18
   days on market $291,000 Active - Contingent 16 DOM
3. 2026-06-17
   days on market $291,000 Active - Contingent 15 DOM
4. 2026-06-16
   days on market $291,000 Active - Contingent 14 DOM
5. 2026-06-15
   days on market $291,000 Active - Contingent 13 DOM
6. 2026-06-14
   days on market $291,000 Active - Contingent 11 DOM
7. 2026-06-13
   days on market $291,000 Active - Contingent 10 DOM
8. 2026-06-10
   days on market $291,000 Active - Contingent 8 DOM
9. 2026-06-09
   days on market $291,000 Active - Contingent 7 DOM
10. 2026-06-08
    days on market $291,000 Active - Contingent 6 DOM
11. 2026-06-07
    statusdays on market $291,000 Active - Contingent 5 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $291,000 Active 1 DOM

ⓘ 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: $2,270 · $189/mo
• Projected year-2 tax: $2,270 · $189/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $28,268
• − Mortgage interest: −$16,749
• − Property taxes: −$2,270
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − HOA: −$540
• − Depreciation: −$8,698
• Taxable loss: −$6,007
• Est. tax savings @ 24.0%: +$1,442
• After-tax cash flow: $652/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

• 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 (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 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 · 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: ▼ -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

+1019.2% since first listed

7 events — show timeline

• 2026-06-02 Listed $291,000 Consolidated MLS
• 2021-09-16 Sold (Public Records) $247,000 Public Records
• 2021-07-19 Delisted — Consolidated MLS
• 2021-07-16 Listed $230,000 Consolidated MLS
• 2015-03-03 Price Changed $188,700 Consolidated MLS
• 2009-07-01 Sold (Public Records) $171,000 Public Records
• 1999-06-04 Sold (Public Records) $26,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,270 · +4.0% YoY. Source: county tax records.