5 Cornerstone Way · Irmo, SC 29063

$280,000

3 bd · 3.0 ba · 1,856 sqft · SingleFamily public records · 47 Days on market

Built 2018 5,662 sqft lot $15/mo HOA · 1% of rent

---

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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked onto a quiet cul-de-sac in Cornerstone of Irmo, this 2018 two-story home lives larger than its square footage suggests, thanks to a 420 square foot flex room you will not find in most homes this size. Make it a second living area, a playroom, a home office, or a media room. The space adapts to however you live. A covered front porch sets a welcoming tone. Inside, the living room (with ceiling fan) flows into the kitchen, where laminate flooring, stained cabinetry, and a bright dining area come together. Just off the dining space, the flex room gives you the kind of extra square footage that quietly changes how a household uses a home. Upstairs, the vaulted primary suite features a do

Key facts

• Front porch
• Quick access to i-26
• Privacy fence

Tags

• FRONT PORCH
• FLEX ROOM
• PRIVACY FENCE
• CAMERA SECURITY SYSTEM
• MOUNTED TVS
• QUICK ACCESS TO I-26

Property features AI

Finance

• HOA & community: Association fee covers common area maintenance

Exterior

• Parking: Attached garage on main level; Two garage spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer
• Home design: Two-story house; Home faces east
• Construction: Slab foundation
• Exterior features: Covered front porch; Uncovered back porch; Vinyl exterior finish; Wood rear-only fencing

Interior

• Kitchen: Granite countertops; Painted cabinets; Smooth-surface range; Dishwasher; Built-in microwave; Refrigerator
• Bedrooms: Primary bedroom on second floor with private bath and carpeted floors; Second bedroom on second floor with shared bath and carpeted floors; Third bedroom on second floor with shared bath and carpeted floors
• Flooring: Carpet in bedrooms; Laminate in living room
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Cathedral ceilings in primary suite; High ceilings; Ceiling fan in primary suite; Closet (private) in primary suite; Painted kitchen cabinets; Granite countertops; Laminate flooring in living room
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-44 ($-529/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (25.6% below list).
• Recommended offer: $208k (25.6% 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: H. E. Corley Elementary (math 42% / reading 52%, grade D-, #209 of 597 statewide, top 36%, 558 students, 74% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 63% FRL vs 27% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 318 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 47 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $147k; list at $280k implies a 91% 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 $208,303 (25.6% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 11.2

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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-52,852
• Equity at exit: $41,749

10-year hold

• IRR: -17.3%
• Equity multiple: 0.13×
• Total profit: $-67,989
• Equity at exit: $24,209

Cash invested: $78,400 (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 29063

• Rents YoY: 0.8%
• Active inventory: 318
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$117
• HOA: −$15
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-44

Break-even live

Break-even rent $2,139

Max offer price $272,211

Occupancy floor 97%

Sensitivity live

Price	-10% $114	-5% $35	+0% $-44	+5% $-123	+10% $-203
Rent	-10% $-209	-5% $-126	+0% $-44	+5% $38	+10% $120
Rate	-1.0pp $97	-0.5pp $27	base $-44	+0.5pp $-117	+1.0pp $-190

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Cornerstone Cir Irmo, SC	3.0	2.0	1867	$2,200	$1.18	24d	1	0.01mi
312 Bow Church Rd Irmo, SC	3.0	2.0	1505	$1,861	$1.24	12d	1	0.20mi
22 Dean Crest Ct Irmo, SC	3.0	2.0	1301	$1,695	$1.30	4d	1	0.49mi
228 Chadford Rd Irmo, SC	3.0	2.0	1318	$1,861	$1.41	15d	1	0.53mi
1 Crescent Ln Columbia, SC	2.0	1.5	1300	$1,380	$1.06	3d	1	0.86mi
104 Tuscany Ct Irmo, SC	3.0	2.5	1248	$1,850	$1.48	15d	1	1.22mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 21 events

1. 2026-06-21
   days on market $280,000 Active 47 DOM
2. 2026-06-18
   days on market $280,000 Active 44 DOM
3. 2026-06-17
   days on market $280,000 Active 43 DOM
4. 2026-06-16
   days on market $280,000 Active 42 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   days on market $280,000 Active 41 DOM
7. 2026-06-14
   days on market $280,000 Active 39 DOM
8. 2026-06-13
   days on market $280,000 Active 38 DOM
9. 2026-06-10
   days on market $280,000 Active 36 DOM
10. 2026-06-09
    days on market $280,000 Active 35 DOM
11. 2026-06-08
    days on market $280,000 Active 34 DOM
12. 2026-06-07
    days on market $280,000 Active 33 DOM
13. 2026-06-03
    days on market $280,000 Active 29 DOM
14. 2026-06-03
    days on market $280,000 Active 28 DOM
15. 2026-06-01
    days on market $280,000 Active 27 DOM
16. 2026-05-31
    days on market $280,000 Active 26 DOM
17. 2026-05-05
    listed $280,000 Active
18. 2026-02-21
    listed $299,999 Active
19. 2023-10-04
    listed $265,000 Active
20. 2018-06-13
    soldstatus $146,900
21. 2017-10-17
    price $149,900

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$520/yr (+$43/mo · 48.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $24,996
• − Mortgage interest: −$15,684
• − Property taxes: −$1,076
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$180
• − Depreciation: −$8,145
• Taxable loss: −$5,489
• Est. tax savings @ 24.0%: +$1,317
• After-tax cash flow: $788/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 (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

+86.8% since first listed

5 events — show timeline

• 2026-05-05 Listed $280,000 Consolidated MLS
• 2026-02-21 Listed $299,999 Consolidated MLS
• 2023-10-04 Listed $265,000 Consolidated MLS
• 2018-06-13 Sold (Public Records) $146,900 Public Records
• 2017-10-17 Price Changed $149,900 Consolidated MLS

Property tax history

+26.2%/yr

Latest (2019): $1,076 · +786.6% YoY. Source: county tax records.