1313 Old Manor Rd · St. Andrews, SC 29210

$44,900

2 bd · 2.0 ba · 972 sqft · Condo public records · 182 Days on market

Built 1973 $479/mo HOA · 42% 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Have you been searching for a great investment opportunity? This one bedroom, one bathroom condo offers a prime opportunity for investors seeking a low-maintenance, high-return property. Located in a desirable neighborhood, the unit features an open-concept layout with large windows that flood the space with natural light. The fully equipped kitchen, spacious living area, and private bedroom create an inviting atmosphere, perfect for renters. With easy access to public transportation, local amenities, and nearby shopping, this condo promises strong rental demand and excellent long-term growth potential. A must-see for any savvy investor! Disclaimer: CMLS has not reviewed and, therefore, do

Key facts

• Large windows
• Private bedroom
• Spacious living area

Tags

• OPEN-CONCEPT LAYOUT
• LARGE WINDOWS
• FULLY EQUIPPED KITCHEN
• SPACIOUS LIVING AREA
• PRIVATE BEDROOM
• LOCAL AMENITIES

Property features AI

Finance

• Other: Cable TV available
• HOA & community: Association membership required; Community amenities include clubhouse, pool, playground and green areas; Association maintains common areas, landscaping, roads, sidewalks, sprinklers, street lights and trash service

Exterior

• Parking: 1 covered parking space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces east
• Construction: Slab foundation
• Exterior features: Partial brick above foundation; Fiber cement (Hardie) siding; Private maintenance road

Interior

• Kitchen: Galley kitchen with Formica countertops, painted cabinets and laminate flooring; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Master bedroom on main level with tub/shower, shared bath access, private closet, laminate and carpet flooring
• Flooring: Laminate flooring in master bedroom and kitchen; Carpet in living areas
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heat; Central air
• Interior features: Smoke detector; Free-standing range
• Laundry & utility: Common laundry area on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $45k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% 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.
• Zoned schools: Sandel Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 477 students, 100% FRL); St. Andrews Middle (math 9% / reading 18%, grade F, #207 of 229 statewide, top 91%, 706 students, 100% FRL); Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.0%/yr); 146 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $310 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $13k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $19k; list at $45k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• Climate carrying-cost: major wind risk, 64% 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 $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.54% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 3.3

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: 4.9%
• Equity multiple: 1.20×
• Total profit: $2,497
• Equity at exit: $6,695

10-year hold

• IRR: 18.0%
• Equity multiple: 2.80×
• Total profit: $22,603
• Equity at exit: $3,882

Cash invested: $12,572 (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: 146
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,139 high
• Mortgage (P&I): −$235
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$19
• HOA: −$479
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $112

Break-even live

Break-even rent $997

Max offer price $44,900

Occupancy floor 85%

Sensitivity live

Price	-10% $137	-5% $125	+0% $112	+5% $99	+10% $86
Rent	-10% $22	-5% $67	+0% $112	+5% $157	+10% $202
Rate	-1.0pp $134	-0.5pp $123	base $112	+0.5pp $100	+1.0pp $88

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Old Manor Rd Columbia, SC	1.0	1.0	672	$825	$1.23	25d	1	0.03mi
1018 Old Manor Rd Unit BG1018 Columbia, SC	1.0	1.0	672	$1,075	$1.60	25d	1	0.10mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	25d	1	0.11mi
324 Menlo Dr Unit BG0324 Columbia, SC	2.0	1.0	912	$1,175	$1.29	16d	1	0.12mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,300	$1.20	21d	3	0.15mi
416 Old Manor Rd Unit BG416 Columbia, SC	1.0	1.0	678	$1,000	$1.47	25d	1	0.18mi
414 Old Manor Rd Unit BG414 Columbia, SC	1.0	1.0	672	$1,000	$1.49	25d	1	0.18mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,224	$1.93	13d	24	0.34mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,062	$1.16	13d	9	0.53mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	13d	32	0.69mi
1725 Kathleen Dr Unit B Columbia, SC	2.0	2.0	1100	$1,275	$1.16	25d	1	0.72mi
1401 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	1000	$1,116	$1.12	16d	9	0.79mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$1,180	$1.35	13d	25	0.83mi
2025 Apple Valley Rd Unit B Columbia, SC	2.0	1.0	842	$925	$1.10	25d	1	0.89mi
2218 Apple Valley Rd Columbia, SC	3.0	1.0	972	$1,295	$1.33	25d	1	0.91mi
2218 Apple Valley Rd Apt B Columbia, SC	2.0	1.0	900	$995	$1.11	25d	1	0.91mi
1601 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	706	$1,051	$1.49	16d	51	0.95mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,125	$1.10	25d	13	0.98mi
313 Cambout St Columbia, SC	2.0	2.0	1100	$1,450	$1.32	25d	1	1.01mi
1211 Metze Rd Unit G3 Columbia, SC	2.0	2.0	826	$1,100	$1.33	23d	1	1.01mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1000	$1,072	$1.07	25d	3	1.06mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1050	$1,050	$1.00	16d	4	1.06mi
1800 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	986	$900	$0.91	13d	62	1.15mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	25d	1	1.32mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	21d	1	1.32mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	25d	1	1.32mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	23d	1	1.33mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	4d	1	1.34mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	25d	1	1.34mi
169 Brook Pines Dr Columbia, SC	1.0–2.0	1.0	700	$1,185	$1.69	13d	26	1.42mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$1,074	$1.15	25d	1	1.42mi
1011 Beatty Rd Unit B4 Columbia, SC	1.0	1.0	660	$800	$1.21	25d	1	1.43mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	25d	5	1.44mi
265 Timber Ct Columbia, SC	3.0	1.5	1000	$1,495	$1.50	23d	1	1.45mi
601 St Andrews Rd Columbia, SC	1.0–3.0	1.0–2.0	1085	$1,238	$1.14	5d	19	1.48mi

HOA detail condo

• Monthly dues: $479 · $5,748/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-17
   days on market $44,900 Active 182 DOM
2. 2026-06-16
   days on market $44,900 Active 181 DOM
3. 2026-06-15
   days on market $44,900 Active 180 DOM
4. 2026-06-14
   days on market $44,900 Active 178 DOM
5. 2026-06-10
   days on market $44,900 Active 175 DOM
6. 2026-06-09
   days on market $44,900 Active 174 DOM
7. 2026-06-08
   days on market $44,900 Active 173 DOM
8. 2026-06-07
   days on market $44,900 Active 172 DOM
9. 2026-06-03
   days on market $44,900 Active 168 DOM
10. 2026-06-03
    days on market $44,900 Active 167 DOM
11. 2026-06-01
    days on market $44,900 Active 166 DOM
12. 2026-05-31
    days on market $44,900 Active 165 DOM
13. 2025-12-17
    listed $44,900 Active
14. 2025-10-25
    historical
15. 2025-05-16
    listed $49,900 Active
16. 2025-04-25
    status Active
17. 2025-04-25
    historical
18. 2025-02-23
    price $52,500
19. 2024-11-27
    listed $54,500 Active
20. 2006-01-04
    soldstatus $19,000

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $657 · $55/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $13,668
• − Mortgage interest: −$2,515
• − Property taxes: −$657
• − Insurance: −$224
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − HOA: −$5,748
• − Depreciation: −$1,306
• Taxable income: $1,030
• Est. tax owed @ 24.0%: −$247
• 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: 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

+136.3% since first listed

8 events — show timeline

• 2025-12-17 Listed $44,900 Consolidated MLS
• 2025-10-25 Delisted — Consolidated MLS
• 2025-05-16 Listed $49,900 Consolidated MLS
• 2025-04-25 Relisted — Consolidated MLS
• 2025-04-25 Delisted — Consolidated MLS
• 2025-02-23 Price Changed $52,500 Consolidated MLS
• 2024-11-27 Listed $54,500 Consolidated MLS
• 2006-01-04 Sold (Public Records) $19,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $657 · +2.3% YoY. Source: county tax records.