3011 Village Creek Dr #411 · St. Andrews, SC 29210

$95,000

3 bd · 3.0 ba · 1,450 sqft · Condo · 65 Days on market

Built 1985 Good condition $335/mo HOA · 25% of rent ↓ 5% since listing

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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 +18.2/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

No Bank Qualifying - Owner Financing Available! This beautifully appointed condo features two spacious master bedrooms with vaulted ceilings and rich hardwood floors throughout, creating a bright and welcoming living space. Private decks offer stunning views and a peaceful, relaxing atmosphere perfect for unwinding at any time of day. The open, airy layout makes the most of every square foot, giving you the comfort and privacy of two full master suites. Residents enjoy access to a well-maintained community pool, rounding out this quiet and comfortable retreat.

Key facts

• Private decks
• Master bedrooms
• Community pool

Tags

• MASTER BEDROOMS
• VAULTED CEILINGS
• HARDWOOD FLOORS
• PRIVATE DECKS
• STUNNING VIEWS
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $335; Community pool

Exterior

• Parking: Paved parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Water available; Sewer available
• Home design: Condominium (residential); Two levels; Entry level not specified; Facing direction not specified
• Construction: Wood siding; Composition roof; Other foundation
• Exterior features: Screened porch; Porch; Deck; Other exterior features; Wooded lot; Views

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Ceramic tile; Vinyl; Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Wall/window unit(s); Forced air heating; Living room fireplace
• Interior features: Ceiling fans; Walk-in closets; Window coverings; See remarks
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Richland 01 (urban): math 26% / reading 36% proficiency, ranked #54 of 80 in SC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.0%/yr); 145 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 32% 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 $657 of loan paydown is wiped out by about $3k 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 65 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major wind risk, 68% 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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 5.8

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: -6.8%
• Equity multiple: 0.74×
• Total profit: $-6,895
• Equity at exit: $14,165

10-year hold

• IRR: 6.2%
• Equity multiple: 1.52×
• Total profit: $13,929
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$335
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $86

Break-even live

Break-even rent $1,255

Max offer price $95,000

Occupancy floor 89%

Sensitivity live

Price	-10% $152	-5% $119	+0% $86	+5% $53	+10% $20
Rent	-10% $-22	-5% $32	+0% $86	+5% $140	+10% $194
Rate	-1.0pp $134	-0.5pp $110	base $86	+0.5pp $61	+1.0pp $36

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6007 Village Creek Dr Unit 6007 Columbia, SC	2.0	2.0	1300	$1,195	$0.92	24d	1	0.09mi
1002 Creekside Way Columbia, SC	2.0	2.0	1200	$1,350	$1.12	15d	1	0.12mi
1008 Creekside Way Unit 1 Columbia, SC	2.0	2.0	1150	$1,295	$1.13	12d	1	0.13mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	19d	1	0.16mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	24d	1	0.18mi
3300 Kay St Columbia, SC	2.0	2.5	1200	$1,350	$1.12	15d	19	0.20mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	22d	1	0.22mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	3d	1	0.22mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	24d	1	0.22mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,335	$1.30	24d	13	0.24mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	24d	1	0.25mi
265 Timber Ct Columbia, SC	3.0	1.5	1000	$1,495	$1.50	22d	1	0.29mi
405 Hickory Hill Dr Unit 405 Columbia, SC	3.0	1.5	1400	$1,400	$1.00	24d	1	0.30mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$1,299	$1.40	24d	1	0.30mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	24d	5	0.30mi
601 St Andrews Rd Columbia, SC	1.0–3.0	1.0–2.0	1085	$1,395	$1.29	4d	19	0.49mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	12d	32	0.52mi
240 Jamil Rd #3 Columbia, SC	2.0	1.5	1027	$1,250	$1.22	24d	1	0.54mi
240 Jamil Rd Columbia, SC	2.0	1.5	1013	$1,172	$1.16	4d	2	0.54mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,225	$1.34	12d	9	0.68mi
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	19d	1	0.76mi
1510 Saint Andrews Rd Columbia, SC	3.0	2.0	1196	$1,215	$1.02	15d	36	1.03mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	12d	1	1.11mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	24d	1	1.17mi
2218 Apple Valley Rd Columbia, SC	3.0	1.0	972	$1,295	$1.33	24d	1	1.18mi
2218 Apple Valley Rd Apt B Columbia, SC	2.0	1.0	900	$995	$1.11	24d	1	1.18mi
114 Menlo Dr Unit BG0114 Columbia, SC	3.0	2.0	1300	$1,675	$1.29	19d	1	1.23mi
724 Old Manor Rd Unit BG0724 Columbia, SC	4.0	2.0	1496	$1,700	$1.14	12d	1	1.25mi
716 Old Manor Rd Unit BG0716 Columbia, SC	4.0	2.0	1496	$1,966	$1.31	24d	1	1.25mi
1335 Cactus Ave Columbia, SC	3.0	2.0	1155	$1,450	$1.26	15d	1	1.27mi
2400 Ashland Rd Columbia, SC	1.0–2.0	1.0–2.0	809	$1,456	$1.80	3d	17	1.27mi
324 Menlo Dr Unit BG0324 Columbia, SC	2.0	1.0	912	$1,175	$1.29	15d	1	1.28mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,625	$1.50	19d	3	1.31mi
1725 Kathleen Dr Unit B Columbia, SC	2.0	2.0	1100	$1,275	$1.16	24d	1	1.36mi
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	22d	1	1.39mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	19d	1	1.41mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	24d	1	1.41mi
19 Grayson Grove Ct Columbia, SC	2.0	2.5	1600	$1,695	$1.06	24d	1	1.43mi
82 Fox Run Ln Columbia, SC	2.0–3.0	2.0–2.5	1152	$1,599	$1.39	4d	17	1.46mi

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $95,000 Active 65 DOM
2. 2026-06-17
   days on market $95,000 Active 64 DOM
3. 2026-06-16
   days on market $95,000 Active 63 DOM
4. 2026-06-15
   days on market $95,000 Active 62 DOM
5. 2026-06-14
   days on market $95,000 Active 60 DOM
6. 2026-06-10
   days on market $95,000 Active 57 DOM
7. 2026-06-09
   days on market $95,000 Active 56 DOM
8. 2026-06-08
   days on market $95,000 Active 55 DOM
9. 2026-06-07
   days on market $95,000 Active 54 DOM
10. 2026-06-03
    days on market $95,000 Active 50 DOM
11. 2026-06-03
    days on market $95,000 Active 49 DOM
12. 2026-06-01
    days on market $95,000 Active 48 DOM
13. 2026-05-31
    days on market $95,000 Active 47 DOM
14. 2026-04-27
    status Active
15. 2026-04-27
    price $95,000
16. 2026-03-26
    status Pending
17. 2026-03-12
    status Active
18. 2026-03-10
    historical
19. 2026-03-09
    listed $100,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,366
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − HOA: −$4,020
• − Depreciation: −$2,764
• Taxable loss: −$257
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $1,093/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and property value
• Rental Clean gutters — Keeps property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and property value ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Richland 01
• NCES district ID: 4503360
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $38,931
• Composite: 25.94/100
• National rank: #7335
• State rank: #54 of 80 in SC

Livability — St. Andrews

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Andrews, SC
• County: Richland County · 389,530 people
• City population: 40,504
• 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 (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: 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 · 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: ▼ -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

-5.0% since first listed

6 events — show timeline

• 2026-04-27 Relisted — AMLS
• 2026-04-27 Price Changed $95,000 AMLS
• 2026-03-26 Pending — AMLS
• 2026-03-12 Relisted — AMLS
• 2026-03-10 Delisted — AMLS
• 2026-03-09 Listed $100,000 AMLS