201 Sandhurst Rd · Seven Oaks, SC 29210

$245,000

4 bd · 2.5 ba · 3,046 sqft · SingleFamily public records · 15 Days on market

Built 1965 0.43 ac lot

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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 +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity at 201 Sandhurst Rd, a 3,046 square foot corner lot all-brick home with 5 bedrooms and 3 bathrooms on a corner lot in Columbia's 29210 corridor near St. Andrews and Harbison. Built in 1965, it carries a classic Federal Colonial facade with a columned portico, arched front entry, and a brick walkway through mature landscaping, strong bones for a renovation play. The layout sets up broad buyer appeal once the work is done: two living rooms, a flex bedroom that works as an office, a two-car garage, and a fenced backyard. Interior demo is already underway in the entry, giving you a head start on opening up the floor plan to your spec, while the kitchen, laundry, and knott

Key facts

• Arched front entry
• Brick walkway
• All brick home

Tags

• CORNER LOT
• ALL BRICK HOME
• COLUMNED PORTICO
• ARCHED FRONT ENTRY
• BRICK WALKWAY
• MATURE LANDSCAPING

Property features AI

Exterior

• Parking: Attached side-entry garage with two garage spaces; Two parking spaces total
• Utilities: Public water; Public sewer
• Home design: Two-story residence
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road access; Lot of about 0.43 acre

Interior

• Bedrooms: Primary bedroom located on the second floor
• Bathrooms: Three full bathrooms; One main full bathroom and two secondary full bathrooms
• Interior features: One fireplace; Central heating; Central cooling
• Laundry & utility: Washer and dryer area on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $6 ($75/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 $184k (24.7% below list).
• Recommended offer: $184k (24.7% 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; 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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 $2k of loan paydown is wiped out by about $7k 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 15 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $162k; list at $245k implies a 51% 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 $184,398 (24.7% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.75% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.48×
• Total profit: $-35,641
• Equity at exit: $36,530

10-year hold

• IRR: -3.0%
• Equity multiple: 0.78×
• Total profit: $-14,839
• Equity at exit: $21,183

Cash invested: $68,600 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $6

Break-even live

Break-even rent $1,836

Max offer price $245,000

Occupancy floor 95%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $245,000 Active 15 DOM
2. 2026-06-17
   days on market $245,000 Active 14 DOM
3. 2026-06-16
   days on market $245,000 Active 13 DOM
4. 2026-06-15
   days on market $245,000 Active 12 DOM
5. 2026-06-14
   days on market $245,000 Active 10 DOM
6. 2026-06-13
   days on market $245,000 Active 9 DOM
7. 2026-06-10
   days on market $245,000 Active 7 DOM
8. 2026-06-09
   days on market $245,000 Active 6 DOM
9. 2026-06-08
   days on market $245,000 Active 5 DOM
10. 2026-06-07
    days on market $245,000 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $245,000 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: $764 · $64/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$633/yr (+$53/mo · 82.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 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: $22,128
• − Mortgage interest: −$13,724
• − Property taxes: −$764
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$7,127
• Taxable loss: −$4,252
• Est. tax savings @ 24.0%: +$1,021
• After-tax cash flow: $1,095/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

+51.2% since first listed

2 events — show timeline

• 2026-06-03 Listed $245,000 Consolidated MLS
• 2026-04-30 Sold (Public Records) $162,000 Public Records

Property tax history

-13.4%/yr

Latest (2024): $764 · +0.7% YoY. Source: county tax records.