232 Sunday Silence Ln · Columbia, SC 29045

$205,000

4 bd · 2.5 ba · 1,648 sqft · SingleFamily · 15 Days on market

Built 2010 Good condition 4,791 sqft lot Est $236k · 13% under $29/mo HOA · 1% 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 +21.8/30.0
• ARV discount +13.4/15.0
• DSCR +7.0/10.0
• 1% rule +5.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman Special in Desirable Jacobs Creek – Priced to Sell! Cash Buyers, FHA 203k, Conventional! Don’t miss this incredible opportunity to own a home in the sought-after Jacobs Creek community! Featuring 4 bedrooms and 2.5 bathrooms, this property offers endless potential for investors looking to expand their rental portfolio or buyers ready to create their dream home with a little TLC. Situated on a large lot, there’s plenty of space for outdoor entertaining, family gatherings, and future possibilities. Residents enjoy access to fantastic neighborhood amenities, including a community pool, playground, and walking trails. Conveniently located just minutes from I-20, I-77,

Key facts

• Community pool
• Outdoor entertaining
• Large lot

Tags

• LARGE LOT
• COMMUNITY POOL
• PLAYGROUND
• WALKING TRAILS
• OUTDOOR ENTERTAINING

Property features AI

Finance

• HOA & community: Has association; Association includes pool; Community pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Uncovered back porch; Vinyl exterior

Interior

• Bedrooms: Master bedroom on second floor; Second bedroom with shared bath
• Bathrooms: Two full bathrooms; One half bathroom; Two second full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Private master bath

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 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: Bookman Road Elementary (math 47% / reading 52%, grade D, #168 of 597 statewide, top 31%, 499 students, 62% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 55% FRL vs 38% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 41% district-wide (+20 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); 334 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/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 $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 15 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $201,925 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $235,664
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
396 Longfellows Ln	0.06mi	4/2.5	1,648 (0%)	17mo	$235,000	$143	84
752 Jack Russell Ct	0.23mi	3/2.5 (-1)	1,714 (+4%)	13mo	$242,000	$141	66
1 Loggerhead Dr	0.75mi	3/2.0 (-1)	1,800 (+9%)	11mo	$268,000	$149	33

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-13,561
• Equity at exit: $30,566

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $11,771
• Equity at exit: $17,725

Cash invested: $57,400 (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 29045

• Home prices YoY: -17.9%
• Rents YoY: 2.7%
• Active inventory: 334
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,233 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$29
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $318

Break-even live

Break-even rent $1,830

Max offer price $205,000

Occupancy floor 81%

Sensitivity live

Price	-10% $460	-5% $389	+0% $318	+5% $248	+10% $177
Rent	-10% $142	-5% $230	+0% $318	+5% $407	+10% $495
Rate	-1.0pp $422	-0.5pp $371	base $318	+0.5pp $265	+1.0pp $211

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
344 Longfellows Ln Elgin, SC	3.0	2.5	1652	$1,999	$1.21	4d	1	0.13mi
304 Longfellows Ln Elgin, SC	4.0	2.5	2050	$2,269	$1.11	4d	1	0.17mi
430 Grand National Ln Elgin, SC	4.0	2.5	2060	$2,049	$0.99	3d	1	0.39mi
10682 Two Notch Rd Elgin, SC	1.0–3.0	1.0–2.0	1052	$1,675	$1.59	3d	10	0.87mi
317 Greenwood Valley Ct Elgin, SC	3.0	2.0	1601	$1,950	$1.22	3d	1	1.27mi
1016 Peaceful Fawn Dr Elgin, SC	3.0	2.5	1679	$1,995	$1.19	15d	1	1.38mi
308 Sundew Rd Elgin, SC	3.0	2.5	1800	$2,050	$1.14	4d	1	1.48mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-18
   days on market $205,000 Active 15 DOM
2. 2026-06-17
   days on market $205,000 Active 14 DOM
3. 2026-06-16
   days on market $205,000 Active 13 DOM
4. 2026-06-15
   days on market $205,000 Active 12 DOM
5. 2026-06-14
   days on market $205,000 Active 10 DOM
6. 2026-06-13
   days on market $205,000 Active 9 DOM
7. 2026-06-10
   days on market $205,000 Active 7 DOM
8. 2026-06-09
   days on market $205,000 Active 6 DOM
9. 2026-06-09
   price $205,000 Active 5 DOM
10. 2026-06-08
    days on market $215,000 Active 5 DOM
11. 2026-06-07
    days on market $215,000 Active 4 DOM
12. 2026-06-03
    remarks 681-char remark
13. 2026-06-03
    listed $215,000 Active 1 DOM

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

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 64% 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: $26,796
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$348
• − Depreciation: −$5,964
• Taxable income: $614
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $3,673/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 · 5 photos

Good 75/100 Cosmetic rehab

This single-family home in Jacobs Creek is in good condition with a good roof and exterior. It's a great opportunity for investors looking to expand their rental portfolio or buyers ready to create their dream home with a little TLC.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ 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 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: Kershaw County · 47,655 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: 204.0

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 0.62)
• 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

1 event — show timeline

• 2026-06-03 Listed $215,000 Consolidated MLS