1208 Bush River Rd Unit H10 · Columbia, SC 29210

$55,000

2 bd · 1.0 ba · 648 sqft · Condo public records · 7 Days on market

Built 1973

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Turn Key. .. Top floor (3rd Floor) Centrally located 2 bedroom 1 bath condo. Beautiful vaulted ceilings, updated kitchen and flooring throughout. All appliances convey including washer/dryer, fridge, microwave. Split floor plan with massive primary bedroom. Large balcony overlooking wooded area in back for privacy. Convenient to I-26, I-20, Harbison shopping - dining and downtown Columbia. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Large balcony
• Convenient to i-20
• Updated kitchen

Tags

• UPDATED KITCHEN
• LARGE BALCONY
• WOODED AREA
• CONVENIENT TO I-26
• CONVENIENT TO I-20

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Unit in a multi-unit property (address includes unit H10)
• Construction: Slab foundation
• Exterior features: Partial brick above foundation and vinyl exterior finish; Paved road access; Public water

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 12.9% 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: H. B. Rhame Elementary (math 15% / reading 20%, grade F, #512 of 597 statewide, top 86%, 446 students, 100% FRL); Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 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: Rents rising fast (+5.0%/yr); 145 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $55k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $55,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.05% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.66%
• DSCR: 2.05
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.84×
• Total profit: $12,883
• Equity at exit: $8,201

10-year hold

• IRR: 29.9%
• Equity multiple: 4.03×
• Total profit: $46,592
• Equity at exit: $4,755

Cash invested: $15,400 (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 29210

• Home prices YoY: -32.2%
• Rents YoY: 5.0%
• Active inventory: 145
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$288
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$23
• HOA est. from 6 same-building comps: −$186
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $304

Break-even live

Break-even rent $743

Max offer price $55,000

Occupancy floor 68%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Old Manor Rd Unit BG414 Columbia, SC	1.0	1.0	672	$1,000	$1.49	23d	1	0.85mi
416 Old Manor Rd Unit BG416 Columbia, SC	1.0	1.0	678	$1,000	$1.47	23d	1	0.85mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,224	$1.93	11d	24	0.88mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,300	$1.20	19d	3	0.90mi
1018 Old Manor Rd Unit BG1018 Columbia, SC	1.0	1.0	672	$1,075	$1.60	23d	1	0.97mi
1218 Old Manor Rd Columbia, SC	1.0	1.0	672	$825	$1.23	23d	1	1.01mi
1000 Abberly Village Cir Unit 1427 West Columbia, SC	1.0	1.0	684	$3,840	$5.61	14d	1	1.19mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,062	$1.16	11d	9	1.30mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	11d	32	1.34mi
200 Saluda River Rd Columbia, SC	1.0–2.0	1.0–1.5	900	$1,120	$1.24	11d	8	1.37mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$1,180	$1.35	11d	25	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $55,000 Active 7 DOM
2. 2026-06-17
   days on market $55,000 Active 6 DOM
3. 2026-06-16
   days on market $55,000 Active 5 DOM
4. 2026-06-15
   days on market $55,000 Active 4 DOM
5. 2026-06-14
   days on market $55,000 Active 2 DOM
6. 2026-06-13
   remarks 497-char remark
7. 2026-06-13
   listed $55,000 Active 1 DOM

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

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $13,524
• − Mortgage interest: −$3,081
• − Property taxes: −$1,072
• − Insurance: −$275
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − HOA: −$2,232
• − Depreciation: −$1,600
• Taxable income: $3,100
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $2,900/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

• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 39,962
• Household income: $50,871
• Rent vs Own: 63.7% rent · 36.3% own
• Severe rent burden: 2859.0

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 0.58)
• Race & ethnicity: Black 55% White 34% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Arab 2% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3%

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: ▼ -107.61%
• Current HPI: 226.2564
• Rent YoY: ▲ 5.00%
• 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

+75.3% since first listed

9 events — show timeline

• 2026-06-11 Listed $55,000 Consolidated MLS
• 2018-09-05 Sold (Public Records) $36,000 Public Records
• 2018-06-25 Price Changed $41,000 Consolidated MLS
• 2018-05-07 Price Changed $47,000 Consolidated MLS
• 2007-03-23 Sold (Public Records) $50,000 Public Records
• 2003-03-07 Sold (Public Records) $49,000 Public Records
• 1994-07-15 Sold (Public Records) $36,000 Public Records
• 1988-09-01 Sold (Public Records) $34,375 Public Records
• 1986-02-01 Sold (Public Records) $31,373 Public Records

Property tax history

+11.1%/yr

Latest (2025): $1,072 · +2.4% YoY. Source: county tax records.