144 Savannah Wood Rd · Columbia, SC 29061

$279,900

4 bd · 3.0 ba · 2,077 sqft · SingleFamily public records · 30 Days on market

Built 2022 Excellent condition 7,927 sqft lot Est $262k · 7% over $19/mo HOA · 1% of rent ↓ 11% 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 +14.1/30.0
• Condition / age +4.8/5.0
• ARV discount +4.4/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful four-bedroom home located in a vibrant sidewalk community just minutes from Fort Jackson, shopping, and dining. Built in 2022 as the community’s model home, this property is in excellent, like-new condition and features thoughtful upgrades throughout. The open-concept floor plan is perfect for everyday living and entertaining. The kitchen features sleek GE appliances, abundant cabinet and counter space, and a breakfast bar that flows into the bright and inviting great room with a cozy fireplace. The primary suite offers a relaxing retreat with dual vanities, a soaking tub, and a separate shower, while three additional bedrooms provide plenty of space and flex

Key facts

• Thoughtful upgrades
• Dual vanities
• Ge appliances

Tags

• THOUGHTFUL UPGRADES
• OPEN-CONCEPT FLOOR PLAN
• GE APPLIANCES
• BREAKFAST BAR
• COZY FIREPLACE
• DUAL VANITIES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $280k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $43 ($517/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 $233k (16.9% below list).
• Recommended offer: $233k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Horrell Hill Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 562 students, 100% FRL); Southeast Middle (math 7% / reading 19%, grade F, #210 of 229 statewide, top 93%, 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: 335 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $2,325/mo this rent would consume 46% of the median local household income ($60k/yr) (locally 236% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 30 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.

Recommended offer $232,517 (16.9% 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 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. 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: 0.83% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $261,702
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Keystone Dr	0.62mi	3/3.0 (-1)	1,988 (-4%)	3mo	$250,000	$126	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-42,662
• Equity at exit: $41,734

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-33,822
• Equity at exit: $24,201

Cash invested: $78,372 (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 29061

• Home prices YoY: -22.8%
• Active inventory: 335
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,325 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$190 /mo · $2,284/yr
• Insurance: −$117
• HOA: −$19
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $43

Break-even live

Break-even rent $2,271

Max offer price $279,900

Occupancy floor 93%

Sensitivity live

Price	-10% $202	-5% $122	+0% $43	+5% $-36	+10% $-115
Rent	-10% $-141	-5% $-49	+0% $43	+5% $135	+10% $227
Rate	-1.0pp $184	-0.5pp $114	base $43	+0.5pp $-29	+1.0pp $-103

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	16d	1	0.16mi
345 Bevington Brook Ln Hopkins, SC	3.0	2.0	1475	$2,195	$1.49	25d	1	0.70mi
352 Sandbach Rd Columbia, SC	4.0	2.5	1976	$2,300	$1.16	16d	1	1.43mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	16d	1	1.45mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	16d	1	1.47mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 16 events

1. 2026-04-26
   status Pending
2. 2026-03-27
   listed $279,900 Active
3. 2025-06-03
   listed $304,900 Active
4. 2023-09-08
   status Pending
5. 2023-08-15
   historical Active - Contingent
6. 2023-06-21
   listed $285,900 Active
7. 2023-06-21
   historical
8. 2023-04-09
   status Active
9. 2023-02-13
   price $285,900
10. 2023-02-06
    listed $295,900 Active
11. 2023-02-06
    historical
12. 2023-02-02
    status Active
13. 2023-02-01
    historical
14. 2022-12-07
    price $295,900
15. 2022-08-17
    price $305,900
16. 2022-08-06
    listed $314,900 Active

ⓘ 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: $2,284 · $190/mo
• Projected year-2 tax: $2,284 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,902
• − Mortgage interest: −$15,679
• − Property taxes: −$2,284
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − HOA: −$228
• − Depreciation: −$8,143
• Taxable loss: −$4,295
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $1,548/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 · 1 photo

Excellent 95/100 None rehab

This beautiful 2022 model home in a vibrant community is in excellent condition with thoughtful upgrades, making it a prime candidate for both resale and rental.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Interior paint touch-up — Maintains fresh look and value
• Both HVAC maintenance — Ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint touch-up — Maintains fresh look and value ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ 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 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): 12,538
• Household income: $60,307
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 236.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -57.44%
• Current HPI: 194.8986
• Rent YoY: —
• 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

-11.1% since first listed

16 events — show timeline

• 2026-04-26 Pending — Consolidated MLS
• 2026-03-27 Listed $279,900 Consolidated MLS
• 2025-06-03 Listed $304,900 Consolidated MLS
• 2023-09-08 Pending — Consolidated MLS
• 2023-08-15 Contingent — Consolidated MLS
• 2023-06-21 Listed $285,900 Consolidated MLS
• 2023-06-21 Delisted — Consolidated MLS
• 2023-04-09 Relisted — Consolidated MLS
• 2023-02-13 Price Changed $285,900 Consolidated MLS
• 2023-02-06 Listed $295,900 Consolidated MLS
• 2023-02-06 Delisted — Consolidated MLS
• 2023-02-02 Relisted — Consolidated MLS
• 2023-02-01 Delisted — Consolidated MLS
• 2022-12-07 Price Changed $295,900 Consolidated MLS
• 2022-08-17 Price Changed $305,900 Consolidated MLS
• 2022-08-06 Listed $314,900 Consolidated MLS

Property tax history

+44.0%/yr

Latest (2025): $2,284 · +4.3% YoY. Source: county tax records.