604 Castle Ridge Dr · Columbia, SC 29229

$255,000

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 40 Days on market

Built 2010 Est $262k · at est.

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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 +13.2/30.0
• ARV discount +8.7/15.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 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

Welcome to 604 Castle Ridge Dr in Columbia, SC, a beautifully maintained home offering comfort, space, and convenience. This inviting property features a well-designed floor plan with bright, open living areas perfect for both everyday living and entertaining. The kitchen offers ample cabinet space and flows seamlessly into the dining and living areas, creating a warm and functional layout. The bedrooms are generously sized, providing comfort and privacy, while the bathrooms are clean and well kept. Enjoy outdoor living with a spacious yard ideal for relaxing, gardening, or gatherings. Located in a desirable neighborhood, this home offers easy access to shopping, dining, schools, and major

Key facts

• Spacious yard
• Ample cabinet space
• Built 2010

Tags

• WELL DESIGNED FLOOR PLAN
• AMPLE CABINET SPACE
• SPACIOUS YARD
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-6 ($-71/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (22.5% below list).
• Recommended offer: $198k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Summit Parkway Middle (math 23% / reading 38%, grade F, #389 of 597 statewide, top 66%, 1,154 students, 62% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 61% FRL vs 38% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 417 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 32% 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 $2k of loan paydown is wiped out by about $8k 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 40 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $197,603 (22.5% 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 40 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: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $262,056
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Curvewood Rd	0.54mi	3/2.5	1,352 (-8%)	8mo	$154,000	$114	53
1007 May Oak Cir	0.60mi	3/2.0	1,342 (-8%)	24mo	$240,000	$179	38

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-42,166
• Equity at exit: $38,021

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-39,112
• Equity at exit: $22,048

Cash invested: $71,400 (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: 417
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$124 /mo · $1,482/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-6

Break-even live

Break-even rent $1,984

Max offer price $253,952

Occupancy floor 95%

Sensitivity live

Price	-10% $138	-5% $66	+0% $-6	+5% $-78	+10% $-150
Rent	-10% $-162	-5% $-84	+0% $-6	+5% $72	+10% $150
Rate	-1.0pp $122	-0.5pp $59	base $-6	+0.5pp $-72	+1.0pp $-139

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Castle Ridge Dr Columbia, SC	3.0	2.0	1753	$2,150	$1.23	5d	1	0.07mi
1214 Waverly Place Ln Columbia, SC	3.0	2.0	1152	$1,800	$1.56	13d	1	0.59mi
1116 Waverly Place Ln Columbia, SC	3.0	2.0	1428	$1,875	$1.31	16d	1	0.70mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	4d	1	0.81mi
3 Glen Knoll Ct Columbia, SC	3.0	2.0	1320	$1,699	$1.29	13d	1	0.85mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	21d	1	0.85mi
214 Elders Pond Dr Columbia, SC	3.0	2.5	1400	$1,350	$0.96	13d	1	0.88mi
5 Elders Pond Ct Columbia, SC	3.0	2.5	1640	$1,795	$1.09	16d	1	0.90mi
512 N Crossing Dr Columbia, SC	3.0	2.0	1302	$1,799	$1.38	25d	1	1.09mi
4500 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1031	$1,455	$1.41	4d	4	1.12mi
112 Turnstone Way Columbia, SC	3.0	2.0	1145	$1,779	$1.55	4d	1	1.16mi
225 Lawson Dr Columbia, SC	2.0	2.0	1288	$1,580	$1.23	25d	1	1.36mi
440 Town Center Pl Columbia, SC	1.0–2.0	1.0–2.0	1016	$2,610	$2.57	5d	17	1.47mi
352 White Gables Dr Columbia, SC	3.0	2.0	1165	$1,605	$1.38	5d	1	1.48mi
108 Quinton Ln Columbia, SC	3.0	2.0	1052	$1,749	$1.66	23d	1	1.49mi

Listing history 17 events

1. 2026-06-22
   days on market $255,000 Active 40 DOM
2. 2026-06-18
   days on market $255,000 Active 37 DOM
3. 2026-06-17
   days on market $255,000 Active 36 DOM
4. 2026-06-16
   days on market $255,000 Active 35 DOM
5. 2026-06-15
   days on market $255,000 Active 34 DOM
6. 2026-06-14
   days on market $255,000 Active 32 DOM
7. 2026-06-13
   days on market $255,000 Active 31 DOM
8. 2026-06-10
   days on market $255,000 Active 29 DOM
9. 2026-06-09
   days on market $255,000 Active 28 DOM
10. 2026-06-08
    days on market $255,000 Active 27 DOM
11. 2026-06-07
    days on market $255,000 Active 26 DOM
12. 2026-06-05
    days on market $255,000 Active 23 DOM
13. 2026-06-03
    days on market $255,000 Active 22 DOM
14. 2026-06-03
    days on market $255,000 Active 21 DOM
15. 2026-06-01
    days on market $255,000 Active 20 DOM
16. 2026-05-31
    days on market $255,000 Active 19 DOM
17. 2026-05-12
    listed $255,000 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: $1,482 · $124/mo
• Projected year-2 tax: $1,482 · $124/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $23,712
• − Mortgage interest: −$14,284
• − Property taxes: −$1,482
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$7,418
• Taxable loss: −$4,541
• Est. tax savings @ 24.0%: +$1,090
• After-tax cash flow: $1,019/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

1 event — show timeline

• 2026-05-12 Listed $255,000 FSBO.com

Property tax history

+1.4%/yr

Latest (2025): $1,482 · +3.6% YoY. Source: county tax records.