2408 F M Young Ave · Columbia, SC 29204

$179,900

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 1 Days on market

Built 1990 5,227 sqft lot Est $183k · at est.

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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 +22.3/30.0
• ARV discount +8.2/15.0
• DSCR +7.1/10.0
• 1% rule +6.9/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3BR/2BA single-story home has approximately 1,260 square feet of comfortable living space. This inviting residence features a functional floor plan, spacious living area, and generously sized bedrooms. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 5,227 sq ft lot
• Built 1990

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Partial brick exterior above foundation; Paved road access

Interior

• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• 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 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: Carver-Lyon Elementary (math 27% / reading 27%, grade F, #421 of 597 statewide, top 73%, 387 students, 100% FRL); A. C. Flora High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 1,352 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 31% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Richland 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 116 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,147/mo this rent would consume 51% of the median local household income ($50k/yr) (locally 1045% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 68% 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 $179,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $182,700
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 Richland St	0.62mi	3/2.0	1,210 (-4%)	14mo	$175,000	$145	53

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-6,323
• Equity at exit: $26,824

10-year hold

• IRR: 8.5%
• Equity multiple: 1.71×
• Total profit: $35,514
• Equity at exit: $15,554

Cash invested: $50,372 (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 29204

• Home prices YoY: -34.9%
• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$943
• Tax from tax record: −$381 /mo · $4,576/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $297

Break-even live

Break-even rent $1,772

Max offer price $179,900

Occupancy floor 81%

Sensitivity live

Price	-10% $399	-5% $348	+0% $297	+5% $246	+10% $195
Rent	-10% $127	-5% $212	+0% $297	+5% $382	+10% $466
Rate	-1.0pp $387	-0.5pp $342	base $297	+0.5pp $250	+1.0pp $203

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1318 House St Columbia, SC	4.0	4.0	1500	$2,900	$1.93	24d	2	0.13mi
1121 Zeigler St Unit B Columbia, SC	3.0	2.5	1550	$3,300	$2.13	22d	1	0.22mi
2347 Stark St Columbia, SC	2.0	1.0	876	$1,100	$1.26	24d	1	0.34mi
2229 Greene St Columbia, SC	3.0	2.0	1050	$1,695	$1.61	19d	1	0.49mi
1018 Laurens St Columbia, SC	3.0	1.0	1500	$2,700	$1.80	24d	1	0.65mi
2710 Preston St Columbia, SC	2.0	1.0	1000	$1,495	$1.50	24d	1	0.68mi
2002 Greene St Columbia, SC	2.0	1.0–2.0	795	$1,325	$1.67	14d	1	0.75mi
1840 Hampton St Unit 3 Columbia, SC	4.0	2.0	1514	$1,895	$1.25	24d	1	0.76mi
1840 Hampton St Unit 1 Columbia, SC	4.0	2.0	1056	$1,795	$1.70	24d	1	0.76mi
2511 Chestnut St Columbia, SC	2.0	1.0	928	$1,300	$1.40	14d	1	0.86mi
3111 Kline St Columbia, SC	2.0	2.0	950	$1,850	$1.95	24d	1	0.91mi
3040 Girardeau Ave Columbia, SC	3.0	1.5	1400	$2,150	$1.54	14d	1	0.98mi
3040 Girardeau Ave Columbia, SC	3.0	1.5	1400	$2,150	$1.54	24d	1	0.98mi
2834 Keats St Columbia, SC	3.0	2.0	921	$2,250	$2.44	14d	1	1.05mi
1520 Senate St Columbia, SC	2.0	1.5	1045	$2,300	$2.20	24d	1	1.07mi
614 Capitol Pl Columbia, SC	2.0	1.0	1200	$1,895	$1.58	14d	1	1.15mi
1155 Lady St Columbia, SC	2.0	1.0–2.0	687	$2,300	$3.35	14d	8	1.43mi
318 S Woodrow St Columbia, SC	2.0	1.0	1103	$1,700	$1.54	24d	1	1.47mi
3125 Heyward St Unit B Columbia, SC	2.0	1.0	1100	$1,600	$1.45	24d	1	1.49mi
3125 Heyward St Unit A Columbia, SC	3.0	1.0	1200	$2,400	$2.00	24d	1	1.49mi

Listing history 2 events

1. 2026-06-19
   remarks 321-char remark
2. 2026-06-19
   listed $179,900 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: $4,576 · $381/mo
• Projected year-2 tax: $4,576 · $381/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $25,768
• − Mortgage interest: −$10,077
• − Property taxes: −$4,576
• − Insurance: −$900
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$5,233
• Taxable income: $859
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $3,354/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

• Census place: Columbia, SC
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 18,159
• Household income: $50,189
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1045.0

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 0.57)
• Race & ethnicity: Black 48% White 44% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 2% Tagalog/Filipino 1% Arabic 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: ▼ -104.76%
• Current HPI: 195.2246
• Rent YoY: ▲ 4.73%
• 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

+185.6% since first listed

7 events — show timeline

• 2026-06-18 Listed $179,900 Consolidated MLS
• 2022-08-29 Sold (Public Records) $12,990,681 Public Records
• 2018-07-20 Sold (Public Records) $6,786,370 Public Records
• 2013-12-06 Sold (MLS) $50,000 Charleston Trident MLS
• 2013-05-23 Listed $97,000 Charleston Trident MLS
• 2007-02-28 Sold (Public Records) $85,500 Public Records
• 1990-03-27 Sold (Public Records) $63,000 Public Records

Property tax history

+16.3%/yr

Latest (2025): $4,576 · +2.1% YoY. Source: county tax records.