206 Denby Cir · Columbia, SC 29229

$224,400

3 bd · 3.0 ba · 1,326 sqft · SingleFamily public records · 141 Days on market

Built 2002 8,712 sqft lot $19/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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

IMPRESSIVE IMPROVEMENTS!!! This home offers true peace of mind with a NEW roof, NEW HVAC, NEW carpet, full interior paint, freshly painted kitchen cabinets, and NEW granite countertops already completed. Delivering both style and low-maintenance living for years to come. Inside, you'll find updated light fixtures throughout, durable LVP flooring across the main living areas, and new carpet upstairs, creating a cohesive and modern feel. A one-car garage with additional driveway parking adds everyday convenience. Step outside to a spacious backyard, perfect for entertaining or unwinding. Ideally located near major interstates and just minutes from shopping, dining, and entertainment at Villag

Key facts

• New carpet
• New hvac
• Exterior refresh

Tags

• NEW ROOF
• NEW HVAC
• NEW CARPET
• FULL INTERIOR PAINT
• EXTERIOR REFRESH
• REFRESHED KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Storm doors
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Patio; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Wood-natural cabinets; Eat-in kitchen; Pantry; Formica countertops; Dishwasher; Garbage disposal; Refrigerator; Microwave above stove; Free-standing smooth-surface range
• Bedrooms: Master bedroom with his-and-hers closets, private bath with tub/shower, and private closet (second floor); Bedroom 2 with private closet and shared tub/shower bath (second floor); Bedroom 3 with shared tub/shower bath (second floor)
• Flooring: Luxury vinyl plank flooring throughout main living areas and bedrooms; Concrete floors in some bedroom areas
• Bathrooms: Two full bathrooms; One half bathroom; Two secondary full bathrooms
• Heating & cooling: Central cooling; Central electric heating
• Interior features: Smoke detector; Attic with pull-down access; Attic access; Ceiling fan in living room
• Laundry & utility: Mud room laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-75 ($-895/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (10.4% below list).
• Recommended offer: $197k (12.0% below list) — sets the bar for market timing.

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.
• Richland 02 (suburban): math 35% / reading 47% proficiency, ranked #29 of 80 in SC (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bridge Creek Elementary (math 35% / reading 31%, grade F, #364 of 597 statewide, top 61%, 558 students, 80% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 70% FRL vs 38% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 417 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/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.
• 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 141 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $110k; list at $224k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $197,472 (12.0% 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 141 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-41,397
• Equity at exit: $33,459

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-43,330
• Equity at exit: $19,402

Cash invested: $62,832 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 417
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$1,177
• Tax from tax record: −$373 /mo · $4,479/yr
• Insurance: −$94
• HOA: −$19
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-75

Break-even live

Break-even rent $2,104

Max offer price $211,225

Occupancy floor 99%

Sensitivity live

Price	-10% $52	-5% $-11	+0% $-75	+5% $-138	+10% $-202
Rent	-10% $-233	-5% $-154	+0% $-75	+5% $5	+10% $84
Rate	-1.0pp $38	-0.5pp $-18	base $-75	+0.5pp $-133	+1.0pp $-192

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: $56,100
• Closing costs: $6,732
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1964 Lake Carolina Dr Columbia, SC	4.0	2.5	1841	$1,939	$1.05	23d	1	0.21mi
2000 Lake Carolina Dr Columbia, SC	4.0	2.5	1841	$2,089	$1.13	16d	1	0.30mi
352 White Gables Dr Columbia, SC	3.0	2.0	1165	$1,605	$1.38	4d	1	0.35mi
500 Castle Ridge Dr Columbia, SC	3.0	2.0	1753	$2,150	$1.23	4d	1	1.44mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	4d	1	1.49mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 16 events

1. 2026-06-13
   statusdays on market $224,400 Pending 141 DOM
2. 2026-06-10
   days on market $224,400 Active - Contingent 140 DOM
3. 2026-06-09
   days on market $224,400 Active - Contingent 139 DOM
4. 2026-06-08
   days on market $224,400 Active - Contingent 138 DOM
5. 2026-06-07
   days on market $224,400 Active - Contingent 137 DOM
6. 2026-06-05
   days on market $224,400 Active - Contingent 134 DOM
7. 2026-06-03
   days on market $224,400 Active - Contingent 133 DOM
8. 2026-06-03
   days on market $224,400 Active - Contingent 132 DOM
9. 2026-06-01
   days on market $224,400 Active - Contingent 131 DOM
10. 2026-05-31
    days on market $224,400 Active - Contingent 130 DOM
11. 2026-04-22
    price $224,400
12. 2026-04-21
    status Active
13. 2026-01-06
    listed $224,900 Active
14. 2025-08-21
    listed $189,900 Active
15. 2018-11-29
    soldstatus $110,325
16. 2002-06-03
    soldstatus $90,000

ⓘ 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: $4,479 · $373/mo
• Projected year-2 tax: $4,479 · $373/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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $24,121
• − Mortgage interest: −$12,570
• − Property taxes: −$4,479
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$228
• − Depreciation: −$6,528
• Taxable loss: −$4,665
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $225/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: Richland 02
• NCES district ID: 4503390
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $59,684
• Composite: 36.2/100
• National rank: #4730
• State rank: #29 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): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Korean 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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• 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

+149.3% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $224,400 Consolidated MLS
• 2026-04-21 Relisted — Consolidated MLS
• 2026-01-06 Listed $224,900 Consolidated MLS
• 2025-08-21 Listed $189,900 Consolidated MLS
• 2018-11-29 Sold (Public Records) $110,325 Public Records
• 2002-06-03 Sold (Public Records) $90,000 Public Records

Property tax history

+14.0%/yr

Latest (2025): $4,479 · +2.6% YoY. Source: county tax records.