320 S Beltline Blvd Unit 25-A · Columbia, SC 29205-4239

$49,900

2 bd · 1.0 ba · 750 sqft · Condo public records · 249 Days on market

Built 1949 $267/mo HOA · 22% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 320 S Beltline Blvd. #25A – a charming condo now available in the desirable Woodland Terrace community. This property combines convenience with comfortable and affordable living. As you step inside, you’ll be greeted by a fresh, inviting atmosphere. Recent updates include new luxury vinyl plank flooring, freshly painted walls, and thoughtfully renovated kitchen and bathrooms. With its clean and modern touches, this home is move-in ready and waiting for you to make it your own. The HOA fees cover the following:Water & Sewer, Landscaping, Subdivision lighting, Dumpsters, Security Cameras, Insurance, Roofs. Disclaimer: CMLS has not reviewed and, therefore, does no

Key facts

• Move-in ready
• Renovated bathrooms
• Renovated kitchen

Tags

• LUXURY VINYL PLANK FLOORING
• RENOVATED KITCHEN
• RENOVATED BATHROOMS
• MOVE-IN READY

Property features AI

Finance

• Other: Directions: Take exit 10 from I-77 S. Continue on SC-760 W/ Fort Jackson Blvd. Take Wildcat Rd and Rosewood Dr to Withers Dr
• HOA & community: Association present; Association covers water and sewer

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Condominium/unit (multi-unit address)
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Total heated area approximately 725 (listed heated area)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

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: Brennen Elementary (math 61% / reading 63%, grade B, #73 of 597 statewide, top 12%, 806 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 64% at this address vs 31% district-wide (+34 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: 1 active listings in the ZIP; 40 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).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $50k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.42% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.28%
• DSCR: 2.21
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.4%
• Equity multiple: 2.89×
• Total profit: $26,437
• Equity at exit: $22,437

10-year hold

• IRR: 33.8%
• Equity multiple: 5.73×
• Total profit: $66,040
• Equity at exit: $34,578

Cash invested: $13,972 (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 29205-4239

• Active inventory: 1
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$262
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$21
• HOA: −$267
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $318

Break-even live

Break-even rent $804

Max offer price $49,900

Occupancy floor 69%

Sensitivity live

Price	-10% $346	-5% $332	+0% $318	+5% $303	+10% $289
Rent	-10% $222	-5% $270	+0% $318	+5% $365	+10% $413
Rate	-1.0pp $343	-0.5pp $330	base $318	+0.5pp $305	+1.0pp $292

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 S Beltline Blvd Columbia, SC	2.0	1.0	800	$1,048	$1.31	24d	5	0.09mi
524 S Beltline Blvd Columbia, SC	2.0	1.0	1050	$1,300	$1.24	24d	1	0.15mi
508 Deerwood St Unit 516 Columbia, SC	1.0	1.0	600	$995	$1.66	24d	1	0.22mi
4425 E Chapel Rd Columbia, SC	1.0	1.0	607	$1,025	$1.69	24d	2	0.30mi
500 Gills Creek Pkwy Columbia, SC	1.0–2.0	1.0–2.0	807	$1,375	$1.70	12d	27	0.35mi
721 Deerwood St Columbia, SC	2.0	1.0	1000	$1,150	$1.15	15d	1	0.35mi
4319 Wilmot Ave Columbia, SC	3.0	1.0	1000	$1,650	$1.65	24d	1	0.38mi
3840 Overbrook Dr Columbia, SC	2.0	2.0	900	$1,595	$1.77	24d	1	0.42mi
3901 Bright Ave Columbia, SC	3.0	1.0	1047	$1,380	$1.32	15d	1	0.45mi
828 Suber St Unit E Columbia, SC	2.0	1.0	1100	$995	$0.90	12d	1	0.52mi
715 Montague Rd Columbia, SC	2.0	1.0	1000	$1,180	$1.18	24d	1	0.53mi
501 Pelham Dr Columbia, SC	1.0–2.0	1.0–2.0	805	$1,625	$2.02	3d	24	0.53mi
108 Kilbourne Rd Unit 110 Columbia, SC	2.0	1.0	680	$1,300	$1.91	24d	1	0.59mi
23 Cavalier Ct Unit A Columbia, SC	2.0	1.0	871	$1,300	$1.49	24d	1	0.60mi
823 S Kilbourne Rd Columbia, SC	2.0	1.0	743	$1,100	$1.48	24d	1	0.65mi
4103 Devine St Columbia, SC	1.0	1.0	785	$1,072	$1.37	24d	1	0.68mi
3800 Wilmot Ave Columbia, SC	2.0	1.0	720	$1,500	$2.08	24d	1	0.69mi
222 Prospect St Unit 224 Columbia, SC	2.0	1.0	750	$1,250	$1.67	24d	1	0.71mi
3732 Hickory St Columbia, SC	2.0	1.5	840	$1,350	$1.61	24d	1	0.77mi
21 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,498	$1.45	12d	1	0.78mi
1 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,745	$1.69	24d	1	0.79mi
1324 Deerwood St Unit 1 Columbia, SC	2.0	2.0	1030	$1,350	$1.31	24d	1	0.87mi
3610 Timberlane Dr Unit 3605-B4 Ed Columbia, SC	1.0	1.0	695	$900	$1.29	24d	1	0.94mi
3610 Timberlane Dr Unit 3610-E4 Ti Columbia, SC	1.0	1.0	695	$915	$1.32	19d	1	0.94mi
3605 Edmond Dr Columbia, SC	1.0	1.0	695	$900	$1.29	24d	1	0.95mi
4600 Fort Jackson Blvd Columbia, SC	2.0	1.0	940	$965	$1.03	15d	2	0.99mi
4600 Fort Jackson Blvd Columbia, SC	2.0	1.0	895	$955	$1.07	24d	3	0.99mi
712 Brandon Ave Unit 712 Brand Columbia, SC	1.0	1.0	800	$1,095	$1.37	24d	1	1.05mi
3125 Heyward St Unit B Columbia, SC	2.0	1.0	1100	$1,600	$1.45	24d	1	1.09mi
225 Myron Cir Unit 225 Columbia, SC	2.0	1.0	850	$905	$1.06	15d	1	1.09mi
807 Cedar Ter Columbia, SC	2.0	1.0	937	$1,200	$1.28	15d	1	1.10mi
4600 Fort Jackson Blvd Columbia, SC	2.0	1.0	940	$995	$1.06	12d	1	1.12mi
822 Cedar Ter Unit 824 Columbia, SC	1.0	1.0	775	$895	$1.15	15d	1	1.14mi
3626 Hydrangea St Columbia, SC	2.0	1.0	800	$1,040	$1.30	22d	1	1.18mi
3800 Plowden Rd Unit D6 Columbia, SC	1.0	1.0	668	$800	$1.20	22d	1	1.24mi
1649 S Beltline Blvd Columbia, SC	2.0	1.0	900	$1,250	$1.39	24d	1	1.31mi
2748 Montgomery Ave Unit 2748 Columbia, SC	1.0	1.0	612	$1,590	$2.60	15d	1	1.37mi
2746 Montgomery Ave Unit 2746 Columbia, SC	1.0	1.0	612	$1,590	$2.60	15d	1	1.37mi
1840 Tall Pines Cir Columbia, SC	3.0	1.5	1021	$1,350	$1.32	15d	1	1.39mi
1908 Tall Pines Cir Unit 4 Columbia, SC	1.0	1.0	750	$900	$1.20	24d	1	1.41mi

HOA detail condo

• Monthly dues: $267 · $3,204/yr
• Likely covers: watersewerlandscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $49,900 Active 249 DOM
2. 2026-06-17
   days on market $49,900 Active 248 DOM
3. 2026-06-16
   days on market $49,900 Active 247 DOM
4. 2026-06-15
   days on market $49,900 Active 246 DOM
5. 2026-06-14
   days on market $49,900 Active 244 DOM
6. 2026-06-10
   days on market $49,900 Active 241 DOM
7. 2026-06-09
   days on market $49,900 Active 240 DOM
8. 2026-06-08
   days on market $49,900 Active 239 DOM
9. 2026-06-07
   pricedays on market $49,900 Active 238 DOM
10. 2026-06-03
    days on market $54,900 Active 234 DOM
11. 2026-06-03
    days on market $54,900 Active 233 DOM
12. 2026-06-01
    days on market $54,900 Active 232 DOM
13. 2026-05-31
    days on market $54,900 Active 231 DOM
14. 2026-03-13
    status Active
15. 2026-02-27
    status Pending
16. 2026-01-13
    price $54,900
17. 2025-12-09
    price $59,900
18. 2025-11-12
    price $69,900
19. 2025-11-11
    status Active
20. 2025-09-27
    price $74,900
21. 2025-08-25
    listed $79,900 Active
22. 2005-11-04
    soldstatus $29,000

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,024 · $85/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $14,467
• − Mortgage interest: −$2,795
• − Property taxes: −$1,024
• − Insurance: −$250
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − HOA: −$3,204
• − Depreciation: −$1,452
• Taxable income: $3,428
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $2,989/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+89.3% since first listed

9 events — show timeline

• 2026-03-13 Relisted — Consolidated MLS
• 2026-02-27 Pending — Consolidated MLS
• 2026-01-13 Price Changed $54,900 Consolidated MLS
• 2025-12-09 Price Changed $59,900 Consolidated MLS
• 2025-11-12 Price Changed $69,900 Consolidated MLS
• 2025-11-11 Relisted — Consolidated MLS
• 2025-09-27 Price Changed $74,900 Consolidated MLS
• 2025-08-25 Listed $79,900 Consolidated MLS
• 2005-11-04 Sold (Public Records) $29,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,024 · +2.0% YoY. Source: county tax records.