320 Sundew Rd · Columbia, SC 29045

$214,000

3 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 66 Days on market

Built 2022 Good condition 6,969 sqft lot 2-car garage $160/sqft · 33% below area Est $320k · 33% under $25/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Schools +5.7/10.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

$214,000 For this Lovely 3 Bedrooms, 2 Baths Home Has Convenient Easy Access To I-20 And Features an Open Floor Plan and Vaulted Ceilings. The Kitchen Includes an Eat-In Breakfast Bar, While the Split-Bedroom Layout Provides Added Privacy and Comfort, With the Owner's Suite Separated from the Secondary Bedrooms. This Home Is Ideally Located Just Minutes from Shopping, Dining, And Entertainment, This Home Is Also Offers Easy Access to the Village at Sandhill and Sesquicentennial State Park Where You Will Find Lots of Nature, Walking Trails, Camping Sites, A Beautiful Lake and More. Don't Miss This One This Is a Must See!!

Key facts

• Open floor plan
• Split-bedroom layout
• Eat-in breakfast bar

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• EAT-IN BREAKFAST BAR
• SPLIT-BEDROOM LAYOUT
• OWNER'S SUITE
• EASY ACCESS TO I-20

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (2.1% below list).
• Recommended offer: $172k (19.8% below list) — sets the bar for cash-flow.

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: Catawba Trail Elementary (math 43% / reading 41%, grade F, #256 of 597 statewide, top 45%, 591 students, 59% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 57% at this address vs 41% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.7%/yr); 459 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $6k 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 66 days — a 6% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $22k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.

Recommended offer $171,600 (19.8% 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 66 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 8.5

CMA / ARV

• ARV (median comp): $319,992
• List price: $214,000
• Delta: -29.69%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1415 Ardennes Dr	2.08mi	2/2.0 (-1)	1,342 (+0%)	34mo	$227,500	$170	40
441 Layup Cir	0.95mi	3/2.0	1,620 (+21%)	6mo	$329,900	$204	35
127 Sundew Rd	0.64mi	3/2.0	1,490 (+11%)	34mo	$310,000	$208	31
364 E Arrowleaf Ln Unit L	1.75mi	3/2.0	1,218 (-9%)	33mo	$341,300	$280	30
75 Elmwood Blvd S	1.75mi	3/2.0	1,216 (-9%)	25mo	$214,500	$176	30
752 Jack Russell Ct	1.44mi	3/2.5	1,714 (+28%)	15mo	$242,000	$141	26
8 Lone Oak Ct	1.64mi	3/2.0	1,100 (-18%)	27mo	$193,000	$175	20
25 Sugar Maple Ct	1.93mi	3/2.0	1,720 (+28%)	33mo	$240,000	$140	20
25 Lone Oak Ct	1.61mi	3/2.0	1,682 (+26%)	38mo	$265,000	$158	20
1276 Independence Dr	2.06mi	3/2.5	1,578 (+18%)	33mo	$252,000	$160	18
396 Longfellows Ln	1.53mi	4/2.5 (+1)	1,648 (+23%)	18mo	$235,000	$143	18
1145 Declaration Dr	2.11mi	3/3.0	1,630 (+22%)	33mo	$275,000	$169	16

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -26.7%
• Equity multiple: 0.10×
• Total profit: $-53,832
• Equity at exit: $31,908

10-year hold

• IRR: -24.8%
• Equity multiple: -0.21×
• Total profit: $-72,407
• Equity at exit: $18,503

Cash invested: $59,920 (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 →

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Median asking: $249,950 ($183/sqft)
• Median days on market: 76 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +30.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29045

• Home prices YoY: -17.9%
• Rents YoY: 2.7%
• Active inventory: 459
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,096 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$715 /mo · $8,580/yr
• Insurance: −$89
• HOA: −$25
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-296

Break-even live

Break-even rent $2,470

Max offer price $171,600

Occupancy floor —

Sensitivity live

Price	-10% $-175	-5% $-235	+0% $-296	+5% $-356	+10% $-417
Rent	-10% $-461	-5% $-379	+0% $-296	+5% $-213	+10% $-130
Rate	-1.0pp $-188	-0.5pp $-241	base $-296	+0.5pp $-351	+1.0pp $-408

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: $53,500
• Closing costs: $6,420
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Sundew Rd Elgin, SC	3.0	2.5	1800	$2,050	$1.14	52d	1	0.02mi
407 Misty Knoll Dr Elgin, SC	3.0	2.5	1840	$2,050	$1.11	16d	1	0.04mi
332 Sundew Rd Elgin, SC	3.0	2.5	1800	$2,195	$1.22	16d	1	0.05mi
511 Morning Mist Rd Elgin, SC	4.0	2.5	1800	$2,230	$1.24	16d	1	0.06mi
340 Sundew Rd Elgin, SC	3.0	2.5	1800	$2,095	$1.16	16d	1	0.07mi
516 Morning Mist Rd Elgin, SC	3.0	2.5	1780	$1,950	$1.10	16d	1	0.09mi
1016 Peaceful Fawn Dr Elgin, SC	3.0	2.5	1679	$1,995	$1.19	63d	1	0.16mi
234 Sundew Rd Elgin, SC	3.0	2.0	1853	$1,945	$1.05	16d	1	0.22mi
317 Greenwood Valley Ct Elgin, SC	3.0	2.0	1601	$1,950	$1.22	51d	1	0.25mi
10682 Two Notch Rd Elgin, SC	1.0–3.0	1.0–2.0	1126	$1,935	$1.72	15d	12	1.19mi

Property features AI

Finance

• HOA & community: Homeowners association with $300 annual fee (about $25/month)

Exterior

• Parking: Attached 2-car garage (2 total parking spaces)
• Security: Smoke detectors
• Utilities: Public waterPublic sewerElectricity availableCable available
• Home design: Single-family houseOne level
• Construction: Vinyl sidingSlab foundationBuilt as a house
• Exterior features: PatioStorm door(s)Wood fencingShingle roofPaved road accessPublic maintained road

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: Details not provided
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingCentral air with heat pump
• Interior features: Cathedral ceilingsEat-in kitchenBreakfast barEntrance foyerPantryWalk-in closetsOpen floor planBlinds
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $214,000 Active 66 DOM
2. 2026-08-07
   pricedays on market $214,000 Active 65 DOM
3. 2026-08-06
   days on market $225,000 Active 64 DOM
4. 2026-08-05
   days on market $225,000 Active 63 DOM
5. 2026-08-04
   days on market $225,000 Active 62 DOM
6. 2026-08-03
   days on market $225,000 Active 61 DOM
7. 2026-07-31
   days on market $225,000 Active 58 DOM
8. 2026-07-30
   days on market $225,000 Active 57 DOM
9. 2026-07-30
   days on market $225,000 Active 56 DOM
10. 2026-07-28
    days on market $225,000 Active 55 DOM
11. 2026-07-26
    days on market $225,000 Active 53 DOM
12. 2026-07-25
    days on market $225,000 Active 52 DOM
13. 2026-07-24
    days on market $225,000 Active 51 DOM
14. 2026-07-23
    days on market $225,000 Active 50 DOM
15. 2026-07-22
    days on market $225,000 Active 49 DOM
16. 2026-07-21
    days on market $225,000 Active 48 DOM
17. 2026-07-18
    days on market $225,000 Active 45 DOM
18. 2026-07-16
    days on market $225,000 Active 43 DOM
19. 2026-07-16
    days on market $225,000 Active 42 DOM
20. 2026-07-14
    days on market $225,000 Active 41 DOM
21. 2026-07-13
    days on market $225,000 Active 40 DOM
22. 2026-07-12
    days on market $225,000 Active 39 DOM
23. 2026-07-11
    days on market $225,000 Active 38 DOM
24. 2026-07-10
    days on market $225,000 Active 37 DOM
25. 2026-07-09
    remarks 628-char remark
26. 2026-07-09
    pricedays on market $225,000 Active 36 DOM
27. 2026-07-07
    days on market $236,000 Active 34 DOM
28. 2026-07-06
    days on market $236,000 Active 33 DOM
29. 2026-07-05
    days on market $236,000 Active 32 DOM
30. 2026-07-03
    days on market $236,000 Active 30 DOM
31. 2026-07-02
    days on market $236,000 Active 29 DOM
32. 2026-07-01
    days on market $236,000 Active 28 DOM
33. 2026-06-30
    days on market $236,000 Active 27 DOM
34. 2026-06-29
    days on market $236,000 Active 26 DOM
35. 2026-06-28
    days on market $236,000 Active 25 DOM
36. 2026-06-28
    days on market $236,000 Active 24 DOM
37. 2026-06-27
    days on market $236,000 Active 23 DOM
38. 2026-06-25
    days on market $236,000 Active 21 DOM
39. 2026-06-23
    days on market $236,000 Active 19 DOM
40. 2026-06-22
    days on market $236,000 Active 18 DOM
41. 2026-06-18
    days on market $236,000 Active 15 DOM
42. 2026-06-17
    days on market $236,000 Active 14 DOM
43. 2026-06-16
    days on market $236,000 Active 13 DOM
44. 2026-06-15
    days on market $236,000 Active 12 DOM
45. 2026-06-14
    days on market $236,000 Active 10 DOM
46. 2026-06-13
    days on market $236,000 Active 9 DOM
47. 2026-06-10
    days on market $236,000 Active 7 DOM
48. 2026-06-09
    days on market $236,000 Active 6 DOM
49. 2026-06-08
    days on market $236,000 Active 5 DOM
50. 2026-06-07
    days on market $236,000 Active 4 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: $8,580 · $715/mo
• Projected year-2 tax: $8,580 · $715/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,147
• − Mortgage interest: −$11,987
• − Property taxes: −$8,580
• − Insurance: −$1,070
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − HOA: −$300
• − Depreciation: −$6,225
• Taxable loss: −$7,039
• Est. tax savings @ 24.0%: +$1,689
• After-tax cash flow: $-1,861/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $6,700–$20,100 screening

This single-family home is in good condition with a good condition score of 80. It has a good roof, exterior, flooring, and interior walls/paint. The home is located in a desirable neighborhood with easy access to I-20 and various amenities. The home is move-in ready and has a good resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Install new windows — Enhances energy efficiency and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Catawba Trail Elementary F SC #256/597 Nat'l #17,861/41,679 High Spring Valley High B+ SC #46/196 Nat'l #1,843/17,239

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

B Composite livability gradescore 78/100

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

• Census place: Columbia, SC
• County: Kershaw County · 459,667 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 31,372
• Household income: $87,366
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 31% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Korean 1%

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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: ▼ -45.60%
• Current HPI: 209.2469
• Rent YoY: ▲ 2.70%
• Metro: Columbia, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Homeowners association with $300 annual fee (about $25/month)

Exterior

• Parking: Attached 2-car garage (2 total parking spaces)
• Security: Smoke detectors
• Utilities: Public waterPublic sewerElectricity availableCable available
• Home design: Single-family houseOne level
• Construction: Vinyl sidingSlab foundationBuilt as a house
• Exterior features: PatioStorm door(s)Wood fencingShingle roofPaved road accessPublic maintained road

Interior

• Kitchen: DishwasherMicrowaveRange
• Bedrooms: Details not provided
• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingCentral air with heat pump
• Interior features: Cathedral ceilingsEat-in kitchenBreakfast barEntrance foyerPantryWalk-in closetsOpen floor planBlinds
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

-71.4% since first listed

16 events — show timeline

• 2026-06-03 Listed $236,000 SBOR
• 2025-10-17 Price Changed $245,000 Consolidated MLS
• 2025-09-17 Price Changed $235,000 Consolidated MLS
• 2025-08-13 Price Changed $245,000 Consolidated MLS
• 2025-07-23 Listed $260,000 Consolidated MLS
• 2025-06-19 Listed $260,000 Consolidated MLS
• 2023-04-01 Delisted — Consolidated MLS
• 2023-02-01 Listed $265,000 Consolidated MLS
• 2022-12-18 Price Changed $271,900 Consolidated MLS
• 2022-11-18 Listed $275,000 Consolidated MLS
• 2022-08-24 Price Changed $259,900 Consolidated MLS
• 2022-07-22 Delisted — Consolidated MLS
• 2022-07-08 Price Changed $279,900 Consolidated MLS
• 2022-07-07 Price Changed $259,900 Consolidated MLS
• 2022-06-17 Listed $279,900 Consolidated MLS
• 2021-05-20 Sold (Public Records) $824,000 Public Records

Property tax history

+195.7%/yr

Latest (2025): $8,580 · +2.2% YoY. Source: county tax records.