24 Marabou Ct · Columbia, SC 29063

$220,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 20 Days on market

Built 1998 0.33 ac lot Est $228k · at est. $15/mo HOA · 1% of rent

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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 +19.9/30.0
• ARV discount +9.0/15.0
• DSCR +6.3/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This three bedroom, two bathroom home in Irmo offers the convenience of one level living on a quiet cul de sac street. Inside, the living room features new luxury vinyl plank flooring and flows directly into the kitchen, creating an open layout that works well for daily living and entertaining. The kitchen includes tile flooring and easy access to the laundry area, which is located just off the garage. The kitchen also includes a large walk in pantry for added storage and organization. The primary suite is spacious and private, with a walk in closet and an en suite bathroom that includes a separate Jacuzzi tub, dual vanity sinks, and a separate shower. Two additional bedrooms share a full g

Key facts

• Private backyard
• Open layout
• Back deck

Tags

• ONE LEVEL LIVING
• QUIET CUL DE SAC
• OPEN LAYOUT
• LARGE WALK IN PANTRY
• PRIVATE BACKYARD
• BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $264 ($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 $204k (7.2% below list).
• Recommended offer: $204k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 5.0% in Columbia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#18 in SC, #2,436 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime 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: Dutch Fork Elementary (math 32% / reading 37%, grade F, #344 of 597 statewide, top 60%, 475 students, 82% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 315 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $7k 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 20 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $114k; list at $220k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $204,242 (7.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.93% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $227,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Riverwalk Way	0.30mi	3/2.0	1,318 (+5%)	15mo	$239,900	$182	64

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 · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-23,364
• Equity at exit: $32,803

10-year hold

• IRR: -4.5%
• Equity multiple: 0.73×
• Total profit: $-16,502
• Equity at exit: $19,022

Cash invested: $61,600 (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 29063

• Rents YoY: 0.8%
• Active inventory: 315
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$89 /mo · $1,068/yr
• Insurance: −$92
• HOA: −$15
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $264

Break-even live

Break-even rent $1,708

Max offer price $220,000

Occupancy floor 82%

Sensitivity live

Price	-10% $389	-5% $326	+0% $264	+5% $202	+10% $140
Rent	-10% $103	-5% $183	+0% $264	+5% $345	+10% $425
Rate	-1.0pp $375	-0.5pp $320	base $264	+0.5pp $207	+1.0pp $149

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Stamport Cir Irmo, SC	3.0	2.5	1500	$1,575	$1.05	4d	1	0.25mi
101 Riverwalk Way Irmo, SC	3.0	2.0	1300	$1,750	$1.35	15d	1	1.17mi
174 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	24d	1	1.18mi
185 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	1.28mi
193 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	1.29mi
197 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	24d	1	1.30mi
201 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	1.31mi
200 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	1.31mi
204 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	24d	1	1.32mi
209 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.33mi
208 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.33mi
211 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.33mi
210 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.34mi
213 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.34mi
212 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.34mi
215 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.34mi
214 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.34mi
217 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.35mi
220 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.35mi
219 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.35mi
221 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.35mi
222 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.36mi
223 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.36mi
224 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.36mi
225 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.36mi
226 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.37mi
227 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.37mi
228 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.37mi
229 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.37mi
230 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.37mi
231 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.38mi
232 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.38mi
233 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.38mi
234 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.38mi
235 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	1.39mi
237 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	1.39mi
356 Lake Murray Blvd Irmo, SC	1.0–3.0	1.0–2.0	1020	$2,537	$2.49	4d	23	1.45mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 7 events

1. 2026-03-17
   status Pending
2. 2026-03-02
   historical Active - Contingent
3. 2026-02-25
   listed $220,000 Active
4. 2011-10-27
   soldstatus $113,750
5. 2001-02-26
   soldstatus $109,000
6. 1998-05-18
   soldstatus $104,500
7. 1997-12-09
   soldstatus $17,000

ⓘ 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: $1,068 · $89/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: +$186/yr (+$16/mo · 17.4%)

ⓘ 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 54% 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: $24,509
• − Mortgage interest: −$12,323
• − Property taxes: −$1,068
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$180
• − Depreciation: −$6,400
• Taxable loss: −$484
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $3,286/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 — Columbia

• Score: 78/100
• State rank: #18
• US rank: #2436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland County · 389,530 people
• City population: 335,994
• 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

+1194.1% since first listed

7 events — show timeline

• 2026-03-17 Pending — Consolidated MLS
• 2026-03-02 Contingent — Consolidated MLS
• 2026-02-25 Listed $220,000 Consolidated MLS
• 2011-10-27 Sold (Public Records) $113,750 Public Records
• 2001-02-26 Sold (Public Records) $109,000 Public Records
• 1998-05-18 Sold (Public Records) $104,500 Public Records
• 1997-12-09 Sold (Public Records) $17,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,068 · +3.9% YoY. Source: county tax records.