210 Favorite Ct · Oak Grove, SC 29170

$204,900

3 bd · 2.5 ba · 1,320 sqft · Townhouse public records · 15 Days on market

Built 2013 1,306 sqft lot Est $205k · at est. $68/mo HOA · 4% of rent ↓ 7% since listing

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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 +13.6/30.0
• ARV discount +7.4/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-story townhome with great curb appeal. Low-maintenance living in a prime Columbia-area location. Bright open floor plan with neutral finishes and natural light. Spacious carpeted bedrooms and flexible living spaces. Full bath with double vanity and soaking tub/shower. Enjoy the private partially fenced backyard ideal for pets or relaxation. Well-maintained and move-in ready. Perfect for first-time buyers or investors. Schedule a showing today! Photos with decor are virtually staged. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Open floor plan
• Private backyard
• $68 HOA

Tags

• COLUMBIA-AREA LOCATION
• OPEN FLOOR PLAN
• PRIVATE BACKYARD
• PARTIALLY FENCED BACKYARD

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Two-story property
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Partial fencing; Paved road access; Public water

Interior

• Kitchen: Smooth surface range
• Bedrooms: Primary bedroom located on the second floor with a private bath and walk-in closet; Second bedroom on the second floor with a shared bath; Third bedroom on the second floor with a shared bath
• Bathrooms: Two full baths; One partial bath; One half bath on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth surface range
• Laundry & utility: Washer and dryer are located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $205k.

Deal economics

• At list price, monthly cash flow is $10 ($125/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (12.1% below list).
• Recommended offer: $180k (12.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#114 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime D, amenities F, commute F.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northside Middle (math 27% / reading 35%, grade F, #128 of 229 statewide, top 58%, 555 students, 91% FRL); Brookland-Cayce High (math 32% / reading 77%, grade C-, #130 of 196 statewide, top 69%, 1,171 students, 100% FRL) — zoned schools average 95% FRL vs 59% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.6%/yr); 193 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

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.
• Lexington County population projected at +26% 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.
• Current owner paid $74k; list at $205k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $180,135 (12.1% 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 D 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. 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?
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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $204,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Favorite Ct	0.06mi	3/2.5	1,320 (0%)	15mo	$205,000	$155	85

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 · 4.57% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.48×
• Total profit: $-29,623
• Equity at exit: $30,551

10-year hold

• IRR: -3.1%
• Equity multiple: 0.78×
• Total profit: $-12,593
• Equity at exit: $17,716

Cash invested: $57,372 (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 29170

• Home prices YoY: -16.9%
• Rents YoY: 4.6%
• Active inventory: 193
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$185 /mo · $2,217/yr
• Insurance: −$85
• HOA: −$68
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $10

Break-even live

Break-even rent $1,788

Max offer price $204,900

Occupancy floor 94%

Sensitivity live

Price	-10% $126	-5% $68	+0% $10	+5% $-48	+10% $-106
Rent	-10% $-132	-5% $-61	+0% $10	+5% $82	+10% $153
Rate	-1.0pp $114	-0.5pp $63	base $10	+0.5pp $-43	+1.0pp $-97

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Favorite Ct West Columbia, SC	3.0	2.5	1251	$1,695	$1.35	23d	1	0.01mi
133 Brewers Oak Ln West Columbia, SC	3.0	2.5	1600	$2,049	$1.28	4d	1	0.51mi
336 Gum Swamp Trl West Columbia, SC	3.0	2.5	1350	$2,500	$1.85	25d	1	0.97mi
200 # W Unit Woodberry Rd unit West Columbia, SC	2.0	2.0	1000	$1,300	$1.30	4d	1	1.10mi
3220 Woodsen Cir West Columbia, SC	3.0	2.0	1475	$1,800	$1.22	25d	1	1.12mi
2720 Sunset Blvd West Columbia, SC	1.0–3.0	1.0–2.0	1187	$2,540	$2.14	21d	35	1.32mi
320 Dreher Rd Unit 5 West Columbia, SC	2.0	1.0	1000	$1,000	$1.00	25d	1	1.34mi
332 Guilford St West Columbia, SC	3.0	1.0	958	$1,550	$1.62	23d	1	1.45mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 12 events

1. 2026-06-21
   days on market $204,900 Active 15 DOM
2. 2026-06-18
   days on market $204,900 Active 12 DOM
3. 2026-06-17
   days on market $204,900 Active 11 DOM
4. 2026-06-16
   days on market $204,900 Active 10 DOM
5. 2026-06-15
   days on market $204,900 Active 9 DOM
6. 2026-06-14
   days on market $204,900 Active 7 DOM
7. 2026-06-13
   days on market $204,900 Active 6 DOM
8. 2026-06-10
   days on market $204,900 Active 4 DOM
9. 2026-06-09
   days on market $204,900 Active 3 DOM
10. 2026-06-08
    days on market $204,900 Active 2 DOM
11. 2026-06-07
    remarks 602-char remark
12. 2026-06-07
    listed $204,900 Active 1 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: $2,217 · $185/mo
• Projected year-2 tax: $2,217 · $185/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $21,616
• − Mortgage interest: −$11,478
• − Property taxes: −$2,217
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − HOA: −$816
• − Depreciation: −$5,961
• Taxable loss: −$3,338
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $926/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: Lexington 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — Oak Grove

• Score: 66/100
• State rank: #114
• US rank: #11681

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment C Housing A+ Health & safety B User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Grove, SC
• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 21,247
• Household income: $74,902
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 147.0

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 10% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 2% Italian 2% Romanian 2%
• Foreign-born: 9% · Canada, Jamaica, Guatemala
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 2%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.72%
• Current HPI: 259.713
• Rent YoY: ▲ 4.57%
• 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

-6.9% since first listed

3 events — show timeline

• 2026-06-06 Listed $204,900 Consolidated MLS
• 2013-09-03 Sold (Public Records) $74,000 Public Records
• 2012-01-04 Sold (Public Records) $220,000 Public Records

Property tax history

+3.0%/yr

Latest (2024): $2,217 · +7.5% YoY. Source: county tax records.