2006 Skyline Rd · Columbia, SC 29229

$195,000

3 bd · 2.5 ba · 1,288 sqft · Townhouse · 54 Days on market

Built 2025 Good condition 2,613 sqft lot ↓ 2% since listing

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2006 Skyline Rd, a nearly new 2025-built townhome in Northeast Columbia, SC offering low-maintenance living and a rare private fenced courtyard—perfect for buyers searching for townhomes in Columbia SC with outdoor space. This move-in-ready 3-bedroom, 2.5-bath home features an open-concept floor plan with a bright family room and a modern kitchen complete with white cabinets, granite countertops, bar seating, and an eat-in dining area. The main level includes luxury vinyl plank flooring, a half bath, and laundry, while upstairs offers spacious bedrooms with ample natural light. The primary suite boasts a double vanity, walk-in closet, and private bath. Built in 2025 and lig

Key facts

• Large walk-in closet
• Modern kitchen
• 2 parking spots

Tags

• PRIVATE FENCED COURTYARD
• BRIGHT OPEN FLOOR PLAN
• MODERN KITCHEN
• LUXURY VINYL FLOORING
• DOUBLE VANITY BATHROOM
• LARGE WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association; Association maintains common areas, exterior, front yard, sidewalks, street lights, and green areas; Community amenities include playground and pool

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl exterior finish; Paved road access
• Construction: Slab foundation
• Exterior features: Patio; Sprinkler system; Full gutters; Privacy wood fence in rear; Pool

Interior

• Kitchen: Eat-in kitchen; Pantry; Granite countertops; Tiled backsplash; Painted cabinets; Recessed lighting; Dishwasher; Microwave (above stove); Free-standing smooth-surface range with self-cleaning
• Bedrooms: Master bedroom with double vanity, private bath, walk-in closet, tub/shower, ceiling fan, and carpeted floors (Second level); Bedroom 2 with shared bath, tub/shower, private closet, and carpeted floors (Second level); Bedroom 3 with shared bath, tub/shower, private closet, and carpeted floors (Second level)
• Flooring: Luxury vinyl plank in great room; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fan; Smoke detector; Attic with pull-down access
• Laundry & utility: Laundry in closet on main level in heated space; Disposal; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $195k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Pontiac Elementary (math 39% / reading 35%, grade F, #315 of 597 statewide, top 55%, 724 students, 68% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 41% district-wide (+14 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 (+2.8%/yr); 406 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 32% of the median local income ($74k/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 54 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.03% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-16,893
• Equity at exit: $29,075

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,238
• Equity at exit: $16,860

Cash invested: $54,600 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $236

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 83%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1037 Astoria DR Columbia, SC	3.0	2.5	1363	$1,900	$1.39	3d	1	0.13mi
1074 Cornelia St Elgin, SC	3.0	2.5	1432	$1,995	$1.39	3d	1	0.57mi
1102 Semoran Way Columbia, SC	3.0–4.0	2.5	1488	$1,730	$1.16	2d	16	0.76mi
4415 Percival Rd Columbia, SC	1.0–3.0	1.0–2.0	1112	$2,226	$2.00	2d	20	0.80mi
325 Spears Creek Church Rd Elgin, SC	1.0–2.0	1.0–2.0	1038	$1,460	$1.41	3d	5	1.27mi
840 Sparkleberry Ln Columbia, SC	1.0–2.0	1.0–2.0	924	$1,579	$1.71	3d	6	1.34mi

Listing history 5 events

1. 2026-05-09
   status Pending
2. 2026-04-24
   historical Active - Contingent
3. 2026-04-08
   price $195,000
4. 2026-04-08
   price $196,000
5. 2026-03-16
   listed $199,500 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: $24,061
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$5,673
• Taxable loss: −$284
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $2,905/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 Cosmetic rehab

This nearly new 2025-built townhome is move-in ready with a good condition and a good condition score of 80. It offers a modern kitchen, bathrooms, and a private fenced courtyard. The home is in good condition with no visible repairs or maintenance needed.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping the courtyard — Improves curb appeal and adds value
• Resale Upgrading the flooring in the bathrooms — Modernizes the bathrooms and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the courtyard — Improves curb appeal and adds value ↑
• Resale Upgrading the flooring in the bathrooms — Modernizes the bathrooms and adds 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

• Census place: Columbia, SC
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% 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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• 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

-2.3% since first listed

5 events — show timeline

• 2026-05-09 Pending — Consolidated MLS
• 2026-04-24 Contingent — Consolidated MLS
• 2026-04-08 Price Changed $195,000 Consolidated MLS
• 2026-04-08 Price Changed $196,000 Consolidated MLS
• 2026-03-16 Listed $199,500 Consolidated MLS