119 Purple Heron Way · Columbia, SC 29061

$250,000

3 bd · 2.0 ba · 1,733 sqft · SingleFamily · 34 Days on market

Built 2024 Good condition 8,276 sqft lot Est $227k · 10% over $21/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 +12.2/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• ARV discount +2.9/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * SELLER WILLING TO PAY $5,000 IN CLOSING COSTS OR TOWARDS RATE BUY DOWN WITH ACCEPTABLE CONTRACT PRICE! PRICE IMPROVEMENT! * * * Better than new, more affordable than new, and move-in ready, the Magnolia floor plan offers a desirable 1-story ranch layout with a split-bedroom floor plan, stylish finishes, and exceptional curb appeal. This 3 bedroom 2 bathroom stone and vinyl home features approximately 1,733 square feet with a 2 car garage on a corner lot. The bright open design seamlessly connects the spacious great room and eat-in kitchen, creating the perfect space for entertaining and everyday living. The white kitchen is beautifully appointed with soft-close cabinets, stainles

Key facts

• Stone and vinyl home
• Spacious great room
• 1 story ranch layout

Tags

• 1 STORY RANCH LAYOUT
• SPLIT BEDROOM FLOOR PLAN
• STONE AND VINYL HOME
• BRIGHT OPEN DESIGN
• SPACIOUS GREAT ROOM
• EAT IN KITCHEN

Property features AI

Finance

• Other: Cable TV available; Sidewalks in the community
• HOA & community: Property is part of an association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Stone and vinyl exterior; Slab foundation
• Exterior features: Partial gutters; Covered front porch; Covered back porch; Partial rear wood fencing

Interior

• Kitchen: Granite countertops; Painted cabinets; Kitchen island; Breakfast bar; Pantry; Microwave above stove; Smooth-surface range; Dishwasher; Disposal; Luxury vinyl plank flooring
• Bedrooms: Primary bedroom on main level with double vanity, private bath, separate shower, walk-in closet, tray ceilings, ceiling fan, separate water closet; carpet and luxury vinyl plank flooring; Second bedroom on main level with ceiling fan, private closet, carpet; Third bedroom on main level with private closet, carpet
• Flooring: Luxury vinyl plank throughout main living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Garage opener; Smoke detector; Recessed lights
• Laundry & utility: Main-level laundry in a closet; Washer/dryer hook-ups; Heated space; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-50 ($-601/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (14.0% below list).
• Recommended offer: $215k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Horrell Hill Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 562 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 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: 328 active listings in the ZIP; 11 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 43% of the median local income ($60k/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 $8k 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 34 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,019 (14.0% 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 34 days. Have you received any prior offers? Is the seller open to a 14% 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $227,023
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Purple Heron Way	0.07mi	3/2.5	1,883 (+9%)	16mo	$247,290	$131	67

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-43,653
• Equity at exit: $37,276

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-41,932
• Equity at exit: $21,615

Cash invested: $70,000 (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 29061

• Home prices YoY: -22.8%
• Active inventory: 328
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,150 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$21
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-50

Break-even live

Break-even rent $2,214

Max offer price $242,759

Occupancy floor 97%

Sensitivity live

Price	-10% $123	-5% $36	+0% $-50	+5% $-136	+10% $-223
Rent	-10% $-220	-5% $-135	+0% $-50	+5% $35	+10% $120
Rate	-1.0pp $76	-0.5pp $14	base $-50	+0.5pp $-115	+1.0pp $-181

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Common Widgeon WAY Hopkins, SC	4.0	2.5	2157	$2,430	$1.13	15d	1	0.08mi
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	24d	1	0.21mi
331 Crooked Pine Ct Columbia, SC	4.0	2.5	1775	$2,133	$1.20	20d	1	0.34mi
302 Crooked Pine Ct Columbia, SC	3.0	2.0	1399	$1,883	$1.35	24d	1	0.50mi
305 Shoreditch Dr Columbia, SC	3.0	1.5	1378	$1,586	$1.15	20d	1	0.56mi
313 Shoreditch Dr Columbia, SC	3.0	1.5	1056	$1,775	$1.68	24d	1	0.58mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	24d	1	0.87mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	15d	1	0.94mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	15d	1	0.99mi
352 Sandbach Rd Columbia, SC	4.0	2.5	1976	$2,300	$1.16	15d	1	1.01mi
4022 Ulmer Rd Columbia, SC	2.0–3.0	1.0–2.0	1202	$1,322	$1.10	20d	1	1.46mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 15 events

1. 2026-06-19
   price $250,000 Active 34 DOM
2. 2026-06-18
   days on market $258,900 Active 34 DOM
3. 2026-06-17
   days on market $258,900 Active 33 DOM
4. 2026-06-16
   days on market $258,900 Active 32 DOM
5. 2026-06-15
   days on market $258,900 Active 31 DOM
6. 2026-06-14
   days on market $258,900 Active 29 DOM
7. 2026-06-10
   days on market $258,900 Active 26 DOM
8. 2026-06-09
   days on market $258,900 Active 25 DOM
9. 2026-06-08
   days on market $258,900 Active 24 DOM
10. 2026-06-07
    days on market $258,900 Active 23 DOM
11. 2026-06-03
    days on market $258,900 Active 19 DOM
12. 2026-06-03
    days on market $258,900 Active 18 DOM
13. 2026-06-01
    days on market $258,900 Active 17 DOM
14. 2026-05-31
    days on market $258,900 Active 16 DOM
15. 2026-05-15
    listed $260,000 Active

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

Taxation est. · year 1

• Rental income: $25,802
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − HOA: −$252
• − Depreciation: −$7,273
• Taxable loss: −$4,855
• Est. tax savings @ 24.0%: +$1,165
• After-tax cash flow: $565/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 None rehab

This move-in ready home offers a desirable 1-story ranch layout with a split-bedroom floor plan and stylish finishes. The bright open design seamlessly connects the spacious great room and eat-in kitchen, creating the perfect space for entertaining and everyday living.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Rental Replace ceiling fans with energy-efficient models — Improves energy efficiency and reduces utility costs

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Rental Replace ceiling fans with energy-efficient models — Improves energy efficiency and reduces utility costs ↑

ⓘ 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 — 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): 12,538
• Household income: $60,307
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 236.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -57.44%
• Current HPI: 194.8986
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-15 Listed $260,000 Consolidated MLS