1151 Campbell Ridge Dr · Columbia, SC 29045

$350,000

4 bd · 4.0 ba · 3,144 sqft · SingleFamily public records · 32 Days on market

Built 2018 8,755 sqft lot

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a quiet private cul de sac, this spacious and thoughtfully designed home offers the room, flexibility, and everyday comfort today’s buyers are looking for. With over 3,000 square feet, 4 bedrooms, and 3.5 baths, this home was built to accommodate both daily living and effortless entertaining. The main level features multiple gathering spaces including a formal dining room, an inviting great room with fireplace, and a versatile front room behind French doors perfect for a home office, playroom, or additional sitting area. The open concept kitchen serves as the heart of the home with granite countertops, stainless steel appliances, gas cooking, abundant cabinetry, a center i

Key facts

• Oversized loft
• Open concept kitchen
• Spacious backyard

Tags

• PRIVATE CUL DE SAC
• MULTIPLE GATHERING SPACES
• OPEN CONCEPT KITCHEN
• OVERSIZED LOFT
• COVERED BACK PATIO
• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Approximately 0.201 acres

Interior

• Bedrooms: Master bedroom on the second floor
• Bathrooms: Three full bathrooms; One half bathroom; Three second full bathrooms
• Interior features: One fireplace; Central air conditioning; Gas pack heating

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-79 ($-943/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (23.2% below list).
• Recommended offer: $269k (23.2% 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 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).
• This rent runs 37% of the median local income ($87k/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 $10k 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 32 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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, 65% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,804 (23.2% 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 32 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 10.9

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-62,620
• Equity at exit: $52,186

10-year hold

• IRR: -11.1%
• Equity multiple: 0.34×
• Total profit: $-64,646
• Equity at exit: $30,262

Cash invested: $98,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,688 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-79

Break-even live

Break-even rent $2,787

Max offer price $336,123

Occupancy floor 98%

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Campbell Ridge Dr Elgin, SC	5.0	4.5	3500	$2,986	$0.85	11d	1	0.35mi
305 Ollivander Ln Elgin, SC	4.0	2.5	2440	$2,400	$0.98	23d	1	0.54mi
225 Bails Rd Elgin, SC	3.0	2.0	2176	$2,350	$1.08	2d	1	1.07mi

Listing history 20 events

1. 2026-06-09
   status $350,000 Pending 32 DOM
2. 2026-06-08
   days on market $350,000 Active - Contingent 32 DOM
3. 2026-06-07
   days on market $350,000 Active - Contingent 31 DOM
4. 2026-06-05
   days on market $350,000 Active - Contingent 28 DOM
5. 2026-06-03
   days on market $350,000 Active - Contingent 27 DOM
6. 2026-06-03
   days on market $350,000 Active - Contingent 26 DOM
7. 2026-06-01
   days on market $350,000 Active - Contingent 25 DOM
8. 2026-05-31
   days on market $350,000 Active - Contingent 24 DOM
9. 2026-05-07
   listed $350,000 Active
10. 2026-04-22
    historical
11. 2025-09-05
    price $370,000
12. 2025-07-01
    listed $380,000 Active
13. 2019-02-09
    historical
14. 2019-01-22
    status Active
15. 2019-01-20
    historical
16. 2018-08-16
    price $237,990
17. 2018-08-16
    price $236,990
18. 2018-08-16
    price $235,000
19. 2018-07-14
    price $241,990
20. 2018-05-17
    listed $240,500 Active

ⓘ 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: $2,650 · $221/mo
• Projected year-2 tax: $2,650 · $221/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $32,256
• − Mortgage interest: −$19,605
• − Property taxes: −$2,650
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − Depreciation: −$10,182
• Taxable loss: −$7,092
• Est. tax savings @ 24.0%: +$1,702
• After-tax cash flow: $759/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: Kershaw County · 47,655 people
• City population: 31,372
• 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

+45.5% since first listed

12 events — show timeline

• 2026-05-07 Listed $350,000 Consolidated MLS
• 2026-04-22 Delisted — Consolidated MLS
• 2025-09-05 Price Changed $370,000 Consolidated MLS
• 2025-07-01 Listed $380,000 Consolidated MLS
• 2019-02-09 Delisted — Consolidated MLS
• 2019-01-22 Relisted — Consolidated MLS
• 2019-01-20 Delisted — Consolidated MLS
• 2018-08-16 Price Changed $237,990 Consolidated MLS
• 2018-08-16 Price Changed $236,990 Consolidated MLS
• 2018-08-16 Price Changed $235,000 Consolidated MLS
• 2018-07-14 Price Changed $241,990 Consolidated MLS
• 2018-05-17 Listed $240,500 Consolidated MLS

Property tax history

+12.2%/yr

Latest (2025): $2,650 · -70.5% YoY. Source: county tax records.