212 Sundew Rd · Columbia, SC 29045

$225,000

3 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 2 Days on market

Built 2022 6,534 sqft lot ↓ 11% 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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• 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

This beautifully designed one-level home has the ease and convenience today's buyers are looking for with a truly low-maintenance lifestyle. Built in 2022, this 3-bedroom, 2-bath residence features an open-concept layout with over 1,500 square feet of comfortable living space. The spacious kitchen flows seamlessly into the main living and dining areas, creating the perfect setting for everyday living and entertaining. The private primary suite provides a relaxing retreat, while two additional bedrooms give flexibility for guests, family, or a home office. Enjoy the benefits of maintenance-free living with durable finishes, easy upkeep, and a manageable yard that allows you to spend less tim

Key facts

• Manageable yard
• Conveniently located
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE PRIMARY SUITE
• MAINTENANCE-FREE LIVING
• MANAGEABLE YARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Community has an association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Bedrooms: Main-level primary bedroom
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/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 $207k (8.2% below list).
• Recommended offer: $207k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Catawba Trail Elementary (math 43% / reading 41%, grade F, #256 of 597 statewide, top 45%, 591 students, 59% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 57% at this address vs 41% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.7%/yr); 334 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $206,509 (8.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-21,845
• Equity at exit: $33,548

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-2,130
• Equity at exit: $19,454

Cash invested: $63,000 (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 29045

• Home prices YoY: -17.9%
• Rents YoY: 2.7%
• Active inventory: 334
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $240

Break-even live

Break-even rent $1,761

Max offer price $225,000

Occupancy floor 83%

Sensitivity live

Price	-10% $368	-5% $304	+0% $240	+5% $177	+10% $113
Rent	-10% $77	-5% $159	+0% $240	+5% $322	+10% $403
Rate	-1.0pp $354	-0.5pp $298	base $240	+0.5pp $182	+1.0pp $123

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Greenwood Valley Ct Elgin, SC	3.0	2.0	1601	$1,950	$1.22	3d	1	0.08mi
1016 Peaceful Fawn Dr Elgin, SC	3.0	2.5	1679	$1,995	$1.19	15d	1	0.18mi
308 Sundew Rd Elgin, SC	3.0	2.5	1800	$2,050	$1.14	4d	1	0.28mi
511 Morning Mist Rd Elgin, SC	4.0	2.5	1800	$2,230	$1.24	24d	1	0.35mi
516 Morning Mist Rd Elgin, SC	3.0	2.5	1780	$1,950	$1.10	3d	1	0.38mi
10682 Two Notch Rd Elgin, SC	1.0–3.0	1.0–2.0	1052	$1,675	$1.59	3d	10	1.00mi
304 Longfellows Ln Elgin, SC	4.0	2.5	2050	$2,269	$1.11	4d	1	1.19mi
344 Longfellows Ln Elgin, SC	3.0	2.5	1652	$1,999	$1.21	4d	1	1.26mi
430 Grand National Ln Elgin, SC	4.0	2.5	2060	$2,049	$0.99	3d	1	1.49mi

Listing history 3 events

1. 2026-06-18
   days on market $225,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $225,000 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: $1,409 · $117/mo
• Projected year-2 tax: $1,409 · $117/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: $24,781
• − Mortgage interest: −$12,603
• − Property taxes: −$1,409
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$6,545
• Taxable loss: −$867
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $3,092/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

• Census place: Columbia, SC
• County: Kershaw County · 47,655 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 31,372
• Household income: $87,366
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 204.0

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 0.62)
• Race & ethnicity: White 53% Black 31% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% 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: ▼ -45.60%
• Current HPI: 209.2469
• Rent YoY: ▲ 2.70%
• 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

-11.0% since first listed

5 events — show timeline

• 2026-06-15 Listed $225,000 Consolidated MLS
• 2022-02-18 Delisted — Consolidated MLS
• 2022-01-26 Price Changed $269,900 Consolidated MLS
• 2021-12-22 Price Changed $259,900 Consolidated MLS
• 2021-12-16 Listed $252,900 Consolidated MLS

Property tax history

-0.7%/yr

Latest (2022): $1,409 · -0.7% YoY. Source: county tax records.