Poplar B Plan · Columbia, SC 29061

$233,490

3 bd · 2.5 ba · 1,404 sqft · SingleFamily · 57 Days on market

Good condition Garage

---

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 +11.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

The Poplar is a home that feels open and welcoming with a layout that keeps the main level connected and the upstairs private. This floor plan offers 3 bedrooms, 2.5 bathrooms, and 1,404 square feet of intentionally designed living space, along with a one-car garage. Step inside through the foyer and you're brought right into the heart of the home, where the great room and dining area flow together for an easy, open feel. The kitchen sits just off the dining space with a functional layout and plenty of counter space, making it a great setup for preparing meals, hosting, or everything in between.

Key facts

• Dining area
• Great room
• Functional layout

Tags

• GREAT ROOM
• DINING AREA
• FUNCTIONAL LAYOUT
• PLENTY OF COUNTER SPACE
• MAIN-LEVEL POWDER ROOM
• PATIO OFF DINING AREA

🏗️ New construction. The $233,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $234,833.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $233k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (17.0% below list).
• Recommended offer: $194k (17.0% 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: Caughman Road Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 707 students, 100% FRL); Hopkins Middle (math 8% / reading 17%, grade F, #213 of 229 statewide, top 94%, 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: 444 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 41d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 39% of the median local income ($60k/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 $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

• It's been on market 57 days — a 3% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,705 (17.0% 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 57 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.82% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $234,833
• List price: $233,490
• Delta: -0.57%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 Flowerwood Dr	1.86mi	3/2.0	1,442 (+3%)	4mo	$200,000	$139	55
236 Hunters Rd	1.55mi	3/2.0	1,349 (-4%)	2mo	$197,000	$146	55
250 Saskatoon Dr	0.34mi	3/2.5	1,307 (-7%)	23mo	$228,530	$175	53
164 Alexander Pointe Dr	2.18mi	3/2.0	1,540 (+10%)	1mo	$230,000	$149	46
7901 Tradd St	2.22mi	3/2.5	1,612 (+15%)	2mo	$160,000	$99	38
925 Farnsworth Dr	1.93mi	3/2.0	1,674 (+19%)	2mo	$247,000	$148	36
1062 Crescent Moon Loop	1.92mi	3/2.5	1,557 (+11%)	14mo	$252,000	$162	35
139 Myers Creek Dr	1.80mi	3/2.5	1,517 (+8%)	22mo	$229,000	$151	33
534 S Maney Ct	1.97mi	3/1.5	1,606 (+14%)	8mo	$203,010	$126	30
112 Gatlin Dr	0.96mi	3/2.0	1,296 (-8%)	25mo	$200,000	$154	30
1057 Crescent Moon Loop	1.90mi	3/2.5	1,650 (+18%)	26mo	$239,000	$145	20
3200 Downes	1.60mi	3/2.0	1,811 (+29%)	22mo	$215,000	$119	19

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-43,922
• Equity at exit: $35,014

10-year hold

• IRR: -11.6%
• Equity multiple: 0.30×
• Total profit: $-45,723
• Equity at exit: $20,304

Cash invested: $65,753 (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 →

Active competition Active MLS

• For sale now: 61 active · 36 under contract
• Median asking: $204,900 ($154/sqft)
• Median days on market: 72 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +8.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29061

• Home prices YoY: -22.8%
• Active inventory: 444
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$1,231
• Tax est. 1.5%: −$294 /mo · $3,522/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-93

Break-even live

Break-even rent $2,054

Max offer price $221,432

Occupancy floor 100%

Sensitivity live

Price	-10% $70	-5% $-11	+0% $-93	+5% $-174	+10% $-255
Rent	-10% $-246	-5% $-169	+0% $-93	+5% $-16	+10% $60
Rate	-1.0pp $26	-0.5pp $-33	base $-93	+0.5pp $-153	+1.0pp $-215

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: $58,708
• Closing costs: $7,045
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	72d	1	0.12mi
331 Crooked Pine Ct Columbia, SC	4.0	2.5	1775	$2,083	$1.17	41d	1	0.12mi
315 Crooked Pine Ct Columbia, SC	4.0	2.5	1775	$2,133	$1.20	41d	1	0.21mi
302 Crooked Pine Ct Columbia, SC	3.0	2.0	1399	$1,883	$1.35	72d	1	0.28mi
209 Mayfair Dr Columbia, SC	3.0	1.0	1075	$1,250	$1.16	41d	1	0.28mi
305 Shoreditch Dr Columbia, SC	3.0	1.5	1378	$1,586	$1.15	68d	1	0.34mi
313 Shoreditch Dr Columbia, SC	3.0	1.5	1056	$1,775	$1.68	72d	1	0.36mi
241 Saskatoon Dr Hopkins, SC	4.0	2.5	1646	$1,949	$1.18	15d	1	0.39mi
1029 Bermuda Cedar Ln Hopkins, SC	3.0	2.0	1292	$2,250	$1.74	15d	1	0.42mi
3801 Trotter Rd Columbia, SC	3.0	1.5	1374	$1,595	$1.16	41d	1	0.55mi
312 Hickory Ridge Dr Columbia, SC	3.0	1.5	1152	$1,385	$1.20	15d	1	0.60mi
101 Shagbark Ave Columbia, SC	3.0	1.0	1000	$1,295	$1.29	68d	1	0.66mi
213 Kingnut Dr Columbia, SC	3.0	2.0	1148	$1,700	$1.48	41d	1	0.68mi
429 Mockernut Ln Columbia, SC	3.0	1.0	1010	$1,250	$1.24	72d	1	0.75mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	63d	1	0.83mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	72d	1	0.85mi
324 Sandbach Rd Columbia, SC	3.0	2.5	1704	$1,819	$1.07	15d	1	0.87mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	63d	1	0.88mi
1098 Belmont Green Rd Columbia, SC	4.0	2.0	1506	$1,995	$1.32	15d	1	0.94mi
728 Bitternut Rd Columbia, SC	2.0	1.5	935	$1,100	$1.18	15d	1	0.95mi
4022 Ulmer Rd Columbia, SC	2.0–3.0	1.0–2.0	1172	$1,322	$1.13	15d	1	1.23mi

Property features AI

Finance

• Financial info: List price $233,490

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: New construction planSingle-family plan name Poplar B
• Exterior features: Living area of 1,404 (living area value provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan home (Poplar B)

Listing history 44 events

1. 2026-08-08
   days on market $233,490 Active 57 DOM
2. 2026-08-07
   days on market $233,490 Active 56 DOM
3. 2026-08-06
   days on market $233,490 Active 55 DOM
4. 2026-08-05
   days on market $233,490 Active 54 DOM
5. 2026-08-04
   days on market $233,490 Active 53 DOM
6. 2026-08-03
   days on market $233,490 Active 52 DOM
7. 2026-07-31
   days on market $233,490 Active 49 DOM
8. 2026-07-30
   days on market $233,490 Active 47 DOM
9. 2026-07-28
   days on market $233,490 Active 46 DOM
10. 2026-07-26
    days on market $233,490 Active 44 DOM
11. 2026-07-25
    days on market $233,490 Active 43 DOM
12. 2026-07-24
    days on market $233,490 Active 42 DOM
13. 2026-07-23
    days on market $233,490 Active 41 DOM
14. 2026-07-22
    days on market $233,490 Active 40 DOM
15. 2026-07-21
    days on market $233,490 Active 39 DOM
16. 2026-07-18
    days on market $233,490 Active 36 DOM
17. 2026-07-16
    days on market $233,490 Active 34 DOM
18. 2026-07-16
    days on market $233,490 Active 33 DOM
19. 2026-07-14
    days on market $233,490 Active 32 DOM
20. 2026-07-13
    days on market $233,490 Active 31 DOM
21. 2026-07-12
    days on market $233,490 Active 30 DOM
22. 2026-07-11
    days on market $233,490 Active 29 DOM
23. 2026-07-10
    days on market $233,490 Active 28 DOM
24. 2026-07-09
    days on market $233,490 Active 27 DOM
25. 2026-07-07
    days on market $233,490 Active 25 DOM
26. 2026-07-06
    days on market $233,490 Active 24 DOM
27. 2026-07-05
    days on market $233,490 Active 23 DOM
28. 2026-07-03
    days on market $233,490 Active 21 DOM
29. 2026-07-02
    days on market $233,490 Active 20 DOM
30. 2026-07-01
    days on market $233,490 Active 19 DOM
31. 2026-06-30
    days on market $233,490 Active 18 DOM
32. 2026-06-29
    days on market $233,490 Active 17 DOM
33. 2026-06-28
    days on market $233,490 Active 16 DOM
34. 2026-06-28
    days on market $233,490 Active 15 DOM
35. 2026-06-27
    days on market $233,490 Active 14 DOM
36. 2026-06-25
    days on market $233,490 Active 12 DOM
37. 2026-06-23
    days on market $233,490 Active 10 DOM
38. 2026-06-21
    days on market $233,490 Active 9 DOM
39. 2026-06-18
    days on market $233,490 Active 6 DOM
40. 2026-06-17
    days on market $233,490 Active 5 DOM
41. 2026-06-16
    days on market $233,490 Active 4 DOM
42. 2026-06-15
    days on market $233,490 Active 3 DOM
43. 2026-06-14
    remarks 699-char remark
44. 2026-06-14
    listed $233,490 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $23,245
• − Mortgage interest: −$13,154
• − Property taxes: −$3,522
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$6,832
• Taxable loss: −$5,157
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $126/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 · 5 photos

Good 80/100 None rehab

This Poplar B Plan home is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Caughman Road Elementary F SC #452/597 Nat'l #30,133/41,679 Middle Hopkins Middle F SC #213/229 Nat'l #13,022/14,009 High Lower Richland High F SC #185/196 Nat'l #9,612/17,239

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

B Composite livability gradescore 78/100

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 · 459,667 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: 5% of renters

---

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

Property features AI

Finance

• Financial info: List price $233,490

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: New construction planSingle-family plan name Poplar B
• Exterior features: Living area of 1,404 (living area value provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan home (Poplar B)