322 Glenn Ave · Columbia, SC 29203

$109,000

3 bd · 1.0 ba · 825 sqft · SingleFamily public records · 321 Days on market

Built 1948 0.51 ac lot

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Why this score? — see what drove the B- 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Being Sold as is. Welcome to this beautifully updated 3-bedroom, 1-bathroom home located in the highly sought-after Brown Hill neighborhood. Spanning 825 square feet, this freshly renovated property offers a modern, open-concept living space perfect for both relaxation and entertaining. Step inside to discover brand-new luxury vinyl plank (LVP) flooring throughout, providing both style and durability. The updated kitchen features sleek new countertops, offering a bright and inviting atmosphere for cooking and gatherings. With its fresh updates and spacious design, this home is ready for you to move in and enjoy! The Brown Hill neighborhood offers a peaceful setting while still being close t

Key facts

• Updated home
• Updated kitchen
• New countertops

Tags

• UPDATED HOME
• LUXURY VINYL PLANK FLOORING
• UPDATED KITCHEN
• NEW COUNTERTOPS
• PEACEFUL SETTING
• LOCAL AMENITIES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story entry (master on main)
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road access

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• 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: Edward E. Taylor Elementary (math 5% / reading 24%, grade F, #549 of 597 statewide, top 92%, 225 students, 100% FRL); Eau Claire High (math 22% / reading 84%, grade C-, #139 of 196 statewide, top 71%, 627 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 (+2.5%/yr); 238 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $754 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $109k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.27% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $4,827
• Equity at exit: $16,252

10-year hold

• IRR: 13.2%
• Equity multiple: 2.02×
• Total profit: $31,257
• Equity at exit: $9,424

Cash invested: $30,520 (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 29203

• Home prices YoY: -31.6%
• Rents YoY: 2.5%
• Active inventory: 238
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$572
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $364

Break-even live

Break-even rent $928

Max offer price $109,000

Occupancy floor 69%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 Pineneedle Rd Columbia, SC	2.0	1.0	725	$1,150	$1.59	23d	1	0.27mi
4030 Gonzales Ave Columbia, SC	2.0	2.0	840	$1,375	$1.64	23d	1	0.65mi
3638 Falling Springs Rd Columbia, SC	3.0	2.0	1080	$1,332	$1.23	23d	1	0.90mi
1319 Hendrix St Columbia, SC	2.0	1.0	900	$1,050	$1.17	23d	1	1.16mi
4501 Bentley Dr Columbia, SC	1.0–3.0	1.0–2.0	946	$1,730	$1.83	11d	18	1.17mi
1800 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	986	$1,080	$1.10	11d	62	1.33mi
3606 Medical Dr Unit B Columbia, SC	2.0	1.5	864	$1,100	$1.27	23d	1	1.39mi
3900 Bentley Dr Columbia, SC	1.0–2.0	1.0–2.0	873	$1,330	$1.52	11d	40	1.46mi
313 Cambout St Columbia, SC	2.0	2.0	1100	$1,450	$1.32	23d	1	1.47mi

Listing history 37 events

1. 2026-06-18
   days on market $109,000 Active 321 DOM
2. 2026-06-17
   days on market $109,000 Active 320 DOM
3. 2026-06-16
   days on market $109,000 Active 319 DOM
4. 2026-06-15
   days on market $109,000 Active 318 DOM
5. 2026-06-14
   days on market $109,000 Active 316 DOM
6. 2026-06-10
   days on market $109,000 Active 313 DOM
7. 2026-06-09
   days on market $109,000 Active 312 DOM
8. 2026-06-08
   days on market $109,000 Active 311 DOM
9. 2026-06-07
   days on market $109,000 Active 310 DOM
10. 2026-06-03
    days on market $109,000 Active 306 DOM
11. 2026-06-03
    days on market $109,000 Active 305 DOM
12. 2026-06-01
    days on market $109,000 Active 304 DOM
13. 2026-05-31
    days on market $109,000 Active 303 DOM
14. 2026-05-19
    price $109,000
15. 2026-05-18
    status Active
16. 2026-03-21
    status Pending
17. 2026-03-06
    historical Active - Contingent
18. 2026-01-31
    price $103,000
19. 2026-01-14
    price $105,000
20. 2026-01-13
    status Active
21. 2025-12-23
    status Pending
22. 2025-12-08
    historical Active - Contingent
23. 2025-10-24
    price $99,000
24. 2025-09-02
    status Active
25. 2025-08-22
    historical Active - Contingent
26. 2025-08-02
    price $109,000
27. 2025-06-23
    status Active
28. 2025-06-16
    historical Active - Contingent
29. 2025-06-11
    status Active
30. 2025-06-04
    historical Active - Contingent
31. 2025-05-13
    listed $116,565 Active
32. 2025-04-08
    status Active
33. 2025-03-31
    status Pending
34. 2025-03-22
    price $119,000
35. 2025-03-11
    listed $124,000 Active
36. 2024-12-31
    soldstatus $50,000
37. 1995-08-22
    soldstatus $24,000

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,397 · $116/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $16,668
• − Mortgage interest: −$6,106
• − Property taxes: −$1,397
• − Insurance: −$545
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$3,171
• Taxable income: $2,783
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $3,699/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 — 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: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 40,653
• Household income: $46,054
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1980.0

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 13% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -77.52%
• Current HPI: 168.2114
• Rent YoY: ▲ 2.50%
• 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

+354.2% since first listed

24 events — show timeline

• 2026-05-19 Price Changed $109,000 Consolidated MLS
• 2026-05-18 Relisted — Consolidated MLS
• 2026-03-21 Pending — Consolidated MLS
• 2026-03-06 Contingent — Consolidated MLS
• 2026-01-31 Price Changed $103,000 Consolidated MLS
• 2026-01-14 Price Changed $105,000 Consolidated MLS
• 2026-01-13 Relisted — Consolidated MLS
• 2025-12-23 Pending — Consolidated MLS
• 2025-12-08 Contingent — Consolidated MLS
• 2025-10-24 Price Changed $99,000 Consolidated MLS
• 2025-09-02 Relisted — Consolidated MLS
• 2025-08-22 Contingent — Consolidated MLS
• 2025-08-02 Price Changed $109,000 Consolidated MLS
• 2025-06-23 Relisted — Consolidated MLS
• 2025-06-16 Contingent — Consolidated MLS
• 2025-06-11 Relisted — Consolidated MLS
• 2025-06-04 Contingent — Consolidated MLS
• 2025-05-13 Listed $116,565 Consolidated MLS
• 2025-04-08 Relisted — Consolidated MLS
• 2025-03-31 Pending — Consolidated MLS
• 2025-03-22 Price Changed $119,000 Consolidated MLS
• 2025-03-11 Listed $124,000 Consolidated MLS
• 2024-12-31 Sold (Public Records) $50,000 Public Records
• 1995-08-22 Sold (Public Records) $24,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $1,397 · +441.5% YoY. Source: county tax records.