228 Kingfield Dr · Columbia, SC 29061

$274,675

4 bd · 2.5 ba · 1,939 sqft · SingleFamily · 35 Days on market

Built 2026 Good condition 6,098 sqft lot

---

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 +12.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Find your new home in Chestnut Ridge North! We are delighted to introduce the Teagan, a stunning floor plan created for today's lifestyles, situated in a friendly neighborhood with exciting amenities on the horizon. The Teagan welcomes you with a perfect balance of functional spaces and open-concept living. The main level is designed for both productivity and relaxation, featuring a private study and a convenient half bathroom. Imagine preparing meals in a beautiful kitchen equipped with sleek stainless steel appliances and durable quartz countertops. This kitchen flows effortlessly into the spacious living and eat-in areas, creating a bright, airy hub perfect for entertaining guests or enj

Key facts

• Quartz countertops
• Walk-in closet
• Private study

Tags

• PRIVATE STUDY
• HALF BATHROOM
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• WALK-IN CLOSET
• FIREPIT LOUNGE

Property features AI

Finance

• Other: New construction builder warranty
• HOA & community: Community association present; Association maintains common areas, pool, and sidewalks

Exterior

• Parking: Attached garage (2 spaces total)
• Utilities: Public water; Public sewer
• Home design: Two-story house; Slab foundation
• Construction: Stone and vinyl siding; Slab foundation
• Exterior features: Patio; Sprinkler system; Full gutters; Stone and vinyl exterior finish; Paved road access

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Wood cabinets; Quartz countertops; Dishwasher; Garbage disposal; Microwave (above stove); Free-standing gas range
• Bedrooms: Master suite with double vanity, private bath and walk-in closet (second floor); Bedroom 2 with shared bath and private closet (second floor); Bedroom 3 with shared bath and walk-in closet (second floor); Bedroom 4 with shared bath and walk-in closet (second floor)
• Flooring: Carpet in bedrooms; Luxury vinyl plank in living areas and kitchen
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Gas heating on both first and second levels
• Interior features: Garage opener; Smoke detector; Attic access; Tankless hot water
• Laundry & utility: Laundry located on second floor; Electric hookup; Heated laundry space / utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-56 ($-676/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (15.1% below list).
• Recommended offer: $233k (15.1% below list) — sets the bar for 1% rule.

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; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $2,331/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 35 days — a 3% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,146 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 0.85% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 9.8

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-48,064
• Equity at exit: $40,955

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-46,333
• Equity at exit: $23,749

Cash invested: $76,909 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$1,440
• Tax est. 1.5%: −$343 /mo · $4,120/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-56

Break-even live

Break-even rent $2,403

Max offer price $266,519

Occupancy floor 97%

Sensitivity live

Price	-10% $133	-5% $39	+0% $-56	+5% $-151	+10% $-246
Rent	-10% $-241	-5% $-148	+0% $-56	+5% $36	+10% $128
Rate	-1.0pp $82	-0.5pp $13	base $-56	+0.5pp $-128	+1.0pp $-200

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: $68,669
• Closing costs: $8,240
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $274,675 Active 35 DOM
2. 2026-06-18
   days on market $274,675 Active 32 DOM
3. 2026-06-17
   days on market $274,675 Active 31 DOM
4. 2026-06-16
   days on market $274,675 Active 30 DOM
5. 2026-06-15
   days on market $274,675 Active 29 DOM
6. 2026-06-14
   days on market $274,675 Active 27 DOM
7. 2026-06-10
   days on market $274,675 Active 24 DOM
8. 2026-06-09
   days on market $274,675 Active 23 DOM
9. 2026-06-08
   days on market $274,675 Active 22 DOM
10. 2026-06-07
    days on market $274,675 Active 21 DOM
11. 2026-06-03
    days on market $274,675 Active 17 DOM
12. 2026-06-03
    days on market $274,675 Active 16 DOM
13. 2026-06-01
    days on market $274,675 Active 15 DOM
14. 2026-05-31
    days on market $274,675 Active 14 DOM
15. 2026-05-17
    listed $274,675 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: $27,978
• − Mortgage interest: −$15,386
• − Property taxes: −$4,120
• − Insurance: −$1,373
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$7,991
• Taxable loss: −$5,369
• Est. tax savings @ 24.0%: +$1,289
• After-tax cash flow: $612/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 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior, landscaping the front yard, upgrading the flooring in the entryway, and adding a smart home system.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping the front yard — Improves curb appeal and rental value
• Both Upgrading the flooring in the entryway — Enhances first impression and value
• Both Adding a smart home system — Improves convenience and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Both Upgrading the flooring in the entryway — Enhances first impression and value ↑
• Both Adding a smart home system — Improves convenience and 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 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

1 event — show timeline

• 2026-05-17 Listed $274,675 Consolidated MLS