403 Beech Glen Dr · Columbia, SC 29229

$209,900

4 bd · 3.0 ba · 2,041 sqft · SingleFamily public records · 102 Days on market

Built 1999 10,454 sqft lot Est $206k · at est. $43/mo HOA · 2% of rent ↓ 7% 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 +22.4/30.0
• DSCR +7.2/10.0
• ARV discount +6.7/15.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4BR/2.5BA two-story home located in the popular Summit master community. Eat-in kitchen overlooking the fenced-in backyard. Functional living with formal dining, office area, and living room, including a cozy fireplace. The master suite has tray ceilings, a double vanity, and a separate tub/shower. Purchasers may use any lender they choose to finance the purchase of a property. However, the seller requires that all non-cash contracts must be pre-qualified by new rez home loan division before acceptance Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Formal dining
• Eat in kitchen
• Fenced in backyard

Tags

• TWO STORY HOME
• EAT IN KITCHEN
• FENCED IN BACKYARD
• FORMAL DINING
• OFFICE AREA
• COZY FIREPLACE

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; 0.24-acre lot

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: Two full bathrooms; One half bathroom
• Interior features: One fireplace; Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Rice Creek Elementary (math 36% / reading 34%, grade F, #339 of 597 statewide, top 57%, 737 students, 76% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 68% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 36% 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 102 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $191,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.06% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $206,141
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Long Glen Ct #113	0.29mi	4/2.5	2,120 (+4%)	5mo	$215,000	$101	74
533 Autumn Glen Rd	0.52mi	4/2.5	2,161 (+6%)	2mo	$190,000	$88	62
311 Barony Place Dr	0.34mi	4/2.0	1,800 (-12%)	14mo	$261,500	$145	49

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-12,207
• Equity at exit: $31,297

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $16,289
• Equity at exit: $18,148

Cash invested: $58,772 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,234 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$185 /mo · $2,222/yr
• Insurance: −$87
• HOA: −$43
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $349

Break-even live

Break-even rent $1,793

Max offer price $209,900

Occupancy floor 79%

Sensitivity live

Price	-10% $468	-5% $408	+0% $349	+5% $289	+10% $230
Rent	-10% $172	-5% $261	+0% $349	+5% $437	+10% $525
Rate	-1.0pp $455	-0.5pp $402	base $349	+0.5pp $294	+1.0pp $239

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Timber Crest Dr Columbia, SC	4.0	2.5	2195	$2,250	$1.03	24d	1	0.14mi
1116 Waverly Place Ln Columbia, SC	3.0	2.0	1428	$1,875	$1.31	15d	1	0.50mi
500 Castle Ridge Dr Columbia, SC	3.0	2.0	1753	$2,150	$1.23	4d	1	0.54mi
214 Elders Pond Dr Columbia, SC	3.0	2.5	1400	$1,350	$0.96	11d	1	0.67mi
5 Elders Pond Ct Columbia, SC	3.0	2.5	1640	$1,795	$1.09	15d	1	0.73mi
201 Clearmeadow Dr Columbia, SC	3.0	2.0	2423	$2,379	$0.98	3d	1	0.75mi
219 Pineclave Cir Columbia, SC	4.0	3.0	2300	$2,000	$0.87	24d	1	0.76mi
44 Ginkgo Ct Columbia, SC	5.0	3.0	2743	$2,750	$1.00	4d	1	1.13mi
252 Bassett Loop Columbia, SC	4.0	3.0	2260	$2,295	$1.02	24d	1	1.13mi
221 Fox Grove Cir Unit 1 Columbia, SC	4.0	2.0	2046	$1,700	$0.83	3d	1	1.19mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	15d	1	1.21mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	24d	1	1.21mi
669 Pine Lilly Dr Columbia, SC	4.0	2.5	2912	$2,595	$0.89	24d	1	1.27mi
5 Glendevon Ct Columbia, SC	5.0	2.5	2050	$2,500	$1.22	24d	1	1.27mi
499 Fox Trot Dr Columbia, SC	4.0	2.5	2006	$2,195	$1.09	4d	1	1.31mi
429 Buttonbush Ct Columbia, SC	4.0	2.5	2715	$1,995	$0.73	3d	1	1.38mi
313 Brook Hollow Dr Columbia, SC	3.0	3.0	1879	$1,700	$0.90	15d	1	1.45mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 33 events

1. 2026-06-17
   status $209,900 Pending 102 DOM
2. 2026-06-17
   days on market $209,900 Active 102 DOM
3. 2026-06-16
   days on market $209,900 Active 101 DOM
4. 2026-06-15
   days on market $209,900 Active 100 DOM
5. 2026-06-14
   days on market $209,900 Active 98 DOM
6. 2026-06-13
   days on market $209,900 Active 97 DOM
7. 2026-06-10
   days on market $209,900 Active 95 DOM
8. 2026-06-09
   days on market $209,900 Active 94 DOM
9. 2026-06-08
   days on market $209,900 Active 93 DOM
10. 2026-06-07
    days on market $209,900 Active 92 DOM
11. 2026-06-05
    days on market $209,900 Active 89 DOM
12. 2026-06-03
    days on market $209,900 Active 88 DOM
13. 2026-06-03
    days on market $209,900 Active 87 DOM
14. 2026-06-01
    days on market $209,900 Active 86 DOM
15. 2026-05-31
    days on market $209,900 Active 85 DOM
16. 2026-05-21
    status Pending
17. 2026-05-18
    status Active
18. 2026-05-14
    historical
19. 2026-05-02
    status Active
20. 2026-04-23
    status Pending
21. 2026-04-22
    status Active
22. 2026-04-21
    status Pending
23. 2026-03-26
    price $209,900
24. 2026-02-17
    listed $219,900 Active
25. 2022-12-10
    historical Active - Contingent
26. 2022-12-09
    soldstatus $238,500
27. 2022-11-18
    historical
28. 2022-11-02
    status Active
29. 2022-09-27
    historical
30. 2022-09-16
    listed $240,000 Active
31. 2018-03-30
    soldstatus $145,500
32. 2006-02-06
    soldstatus $149,500
33. 1997-12-01
    soldstatus $225,000

ⓘ 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: $2,222 · $185/mo
• Projected year-2 tax: $2,222 · $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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,814
• − Mortgage interest: −$11,758
• − Property taxes: −$2,222
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − HOA: −$516
• − Depreciation: −$6,106
• Taxable income: $872
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $3,977/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 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

• 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

-6.7% since first listed

18 events — show timeline

• 2026-05-21 Pending — Consolidated MLS
• 2026-05-18 Relisted — Consolidated MLS
• 2026-05-14 Delisted — Consolidated MLS
• 2026-05-02 Relisted — Consolidated MLS
• 2026-04-23 Pending — Consolidated MLS
• 2026-04-22 Relisted — Consolidated MLS
• 2026-04-21 Pending — Consolidated MLS
• 2026-03-26 Price Changed $209,900 Consolidated MLS
• 2026-02-17 Listed $219,900 Consolidated MLS
• 2022-12-10 Contingent — Consolidated MLS
• 2022-12-09 Sold (Public Records) $238,500 Public Records
• 2022-11-18 Delisted — Consolidated MLS
• 2022-11-02 Relisted — Consolidated MLS
• 2022-09-27 Delisted — Consolidated MLS
• 2022-09-16 Listed $240,000 Consolidated MLS
• 2018-03-30 Sold (Public Records) $145,500 Public Records
• 2006-02-06 Sold (Public Records) $149,500 Public Records
• 1997-12-01 Sold (Public Records) $225,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,222 · +3.6% YoY. Source: county tax records.