4615 Bluff Rd · Columbia, SC 29209-5050

$125,000

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 32 Days on market

Built 1964 8,712 sqft lot

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Turnkey 3-Bedroom Home with Tenant in Place – Fully Renovated!This charming 3-bedroom, 1-bath home has been completely renovated. Featuring gorgeous wood flooring throughout, the home boasts a seamless blend of modern updates and classic comfort. Enjoy contemporary fixtures and appliances in a stylish, functional layout that maximizes space and natural light. Perfect for investors seeking rental income, the property already has a tenant in place, providing immediate cash flow. Don’t miss this rare opportunity to own a fully updated home in a desirable location. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 8,712 sq ft lot
• 4 parking spots
• Built 1964

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road access; Public water

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 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: Hopkins Elementary (math 27% / reading 22%, grade F, #452 of 597 statewide, top 78%, 250 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: 1 active listings in the ZIP; 3 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

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $125k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.29%
• DSCR: 1.46
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.1%
• Equity multiple: 1.98×
• Total profit: $34,166
• Equity at exit: $56,205

10-year hold

• IRR: 18.6%
• Equity multiple: 3.71×
• Total profit: $94,844
• Equity at exit: $86,619

Cash invested: $35,000 (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 29209-5050

• Active inventory: 1
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $300

Break-even live

Break-even rent $1,032

Max offer price $125,000

Occupancy floor 74%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4539 Bluff Rd Columbia, SC	3.0	1.0	1014	$1,350	$1.33	23d	1	0.05mi
4529 Wactor St Columbia, SC	3.0	1.0	1000	$1,495	$1.50	23d	1	0.26mi
1301 Pineview Dr Columbia, SC	3.0	2.0	1012	$1,600	$1.58	23d	1	0.61mi

Listing history 27 events

1. 2026-06-18
   days on market $125,000 Active 32 DOM
2. 2026-06-17
   price $125,000 Active 31 DOM
3. 2026-06-17
   days on market $135,000 Active 31 DOM
4. 2026-06-16
   days on market $135,000 Active 30 DOM
5. 2026-06-15
   days on market $135,000 Active 29 DOM
6. 2026-06-14
   days on market $135,000 Active 27 DOM
7. 2026-06-10
   days on market $135,000 Active 24 DOM
8. 2026-06-09
   days on market $135,000 Active 23 DOM
9. 2026-06-08
   days on market $135,000 Active 22 DOM
10. 2026-06-07
    days on market $135,000 Active 21 DOM
11. 2026-06-03
    days on market $135,000 Active 17 DOM
12. 2026-06-03
    days on market $135,000 Active 16 DOM
13. 2026-06-01
    days on market $135,000 Active 15 DOM
14. 2026-05-31
    days on market $135,000 Active 14 DOM
15. 2026-05-17
    listed $135,000 Active
16. 2019-10-28
    historical
17. 2019-10-24
    price $33,000
18. 2019-10-23
    status Active
19. 2019-10-14
    historical
20. 2019-10-07
    price $42,000
21. 2019-08-29
    price $45,000
22. 2019-08-03
    price $49,000
23. 2019-07-19
    status Active
24. 2019-07-18
    historical
25. 2019-07-08
    listed $52,000 Active
26. 1999-03-12
    soldstatus $46,500
27. 1994-08-24
    soldstatus $33,000

ⓘ 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: $1,294 · $108/mo
• Projected year-2 tax: $1,294 · $108/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $16,945
• − Mortgage interest: −$7,002
• − Property taxes: −$1,294
• − Insurance: −$625
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$3,636
• Taxable income: $1,677
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $3,199/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+309.1% since first listed

13 events — show timeline

• 2026-05-17 Listed $135,000 Consolidated MLS
• 2019-10-28 Delisted — Consolidated MLS
• 2019-10-24 Price Changed $33,000 Consolidated MLS
• 2019-10-23 Relisted — Consolidated MLS
• 2019-10-14 Delisted — Consolidated MLS
• 2019-10-07 Price Changed $42,000 Consolidated MLS
• 2019-08-29 Price Changed $45,000 Consolidated MLS
• 2019-08-03 Price Changed $49,000 Consolidated MLS
• 2019-07-19 Relisted — Consolidated MLS
• 2019-07-18 Delisted — Consolidated MLS
• 2019-07-08 Listed $52,000 Consolidated MLS
• 1999-03-12 Sold (Public Records) $46,500 Public Records
• 1994-08-24 Sold (Public Records) $33,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,294 · +2.7% YoY. Source: county tax records.