3929 Trotter Rd · Columbia, SC 29209-4347

$150,000

3 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 11 Days on market

Built 1972 7,840 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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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 MLS

one story home with lots of potential. Cute yard, clean, and ready to sell

Key facts

• Convenient to dining
• Fenced-in backyard
• 7,840 sq ft lot

Tags

• ALL-BRICK CONSTRUCTION
• FULLY UPDATED KITCHEN
• FENCED-IN BACKYARD
• MINUTES FROM FORT JACKSON
• CONVENIENT TO SHOPPING
• CONVENIENT TO DINING

Property features AI

Finance

• Other: Property sits on approximately 0.18 acre
• Financial info: Details not provided
• HOA & community: Details not provided

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Public water; Public sewer
• Home design: Brick exterior above the foundation; Crawlspace foundation
• Construction: Brick-all-sides exterior finish; Crawlspace foundation
• Exterior features: Patio; Privacy fence; Paved road access

Interior

• Kitchen: Eat-in kitchen; Tiled backsplash; Ceiling fan; Free-standing range
• Bedrooms: Master bedroom on the main level with hardwood floors; Second bedroom on the main level with hardwood floors; Third bedroom on the main level with hardwood floors
• Flooring: Hardwood flooring throughout main living and bedrooms; Vinyl flooring in part of the kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Hardwood floors in living areas; Ceiling fan in the kitchen; Free-standing range; Eat-in kitchen with tiled backsplash; Vinyl flooring in part of the kitchen; Utility room for laundry
• Laundry & utility: Laundry in a utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.0% 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: Caughman Road Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 707 students, 100% FRL); Hopkins Middle (math 8% / reading 17%, grade F, #213 of 229 statewide, top 94%, 493 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6k of equity ($1k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $95k; list at $150k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $150,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.7

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: 16.7%
• Equity multiple: 1.95×
• Total profit: $39,876
• Equity at exit: $67,446

10-year hold

• IRR: 18.2%
• Equity multiple: 3.65×
• Total profit: $111,324
• Equity at exit: $103,943

Cash invested: $42,000 (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 29209-4347

• Active inventory: 1
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$787
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $343

Break-even live

Break-even rent $1,193

Max offer price $150,000

Occupancy floor 74%

Sensitivity live

Price	-10% $428	-5% $385	+0% $343	+5% $300	+10% $258
Rent	-10% $214	-5% $279	+0% $343	+5% $407	+10% $471
Rate	-1.0pp $418	-0.5pp $381	base $343	+0.5pp $304	+1.0pp $264

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Shoreditch Dr Columbia, SC	3.0	1.5	1056	$1,775	$1.68	26d	1	0.20mi
305 Shoreditch Dr Columbia, SC	3.0	1.5	1378	$1,586	$1.15	21d	1	0.22mi
302 Crooked Pine Ct Columbia, SC	3.0	2.0	1399	$1,883	$1.35	26d	1	0.40mi
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	26d	1	0.57mi
4022 Ulmer Rd Columbia, SC	2.0–3.0	1.0–2.0	1202	$1,322	$1.10	21d	1	0.70mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	26d	1	0.84mi
101 Shagbark Ave Columbia, SC	3.0	1.0	1000	$1,295	$1.29	21d	1	0.86mi
429 Mockernut Ln Columbia, SC	3.0	1.0	1010	$1,250	$1.24	26d	1	0.87mi
2705 Prince Charles Ct Columbia, SC	4.0	2.0	1466	$1,906	$1.30	26d	1	1.50mi

Listing history 8 events

1. 2026-06-23
   days on market $150,000 Active 11 DOM
2. 2026-06-21
   days on market $150,000 Active 10 DOM
3. 2026-06-18
   days on market $150,000 Active 7 DOM
4. 2026-06-17
   days on market $150,000 Active 6 DOM
5. 2026-06-16
   days on market $150,000 Active 5 DOM
6. 2026-06-15
   days on market $150,000 Active 4 DOM
7. 2026-06-14
   remarks 681-char remark
8. 2026-06-14
   listed $150,000 Active 2 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: $1,119 · $93/mo
• Projected year-2 tax: $1,119 · $93/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 72% 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: $19,523
• − Mortgage interest: −$8,402
• − Property taxes: −$1,119
• − Insurance: −$750
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − Depreciation: −$4,364
• Taxable income: $1,764
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $3,691/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

+495.3% since first listed

7 events — show timeline

• 2026-06-11 Listed $150,000 Consolidated MLS
• 2021-06-07 Sold (Public Records) $95,000 Public Records
• 2021-06-04 Sold (MLS) $95,000 SPMLS
• 2021-05-20 Pending — SPMLS
• 2021-04-22 Contingent — SPMLS
• 2021-04-15 Listed $90,000 SPMLS
• 1987-06-01 Sold (Public Records) $25,197 Public Records

Property tax history

-3.7%/yr

Latest (2025): $1,119 · +4.2% YoY. Source: county tax records.