536 Cricket Chirp Ln · Columbia, SC 29045

$269,900

4 bd · 3.0 ba · 1,720 sqft · SingleFamily public records · 93 Days on market

Built 2022 $44/mo HOA · 2% of rent ↓ 4% since listing

---

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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready 4 bed/2.5 bath home with a bright, open layout and access to a beautiful community pool! This home is filled with natural light and offers a welcoming feel from the moment you walk in. The spacious living room features a cozy fireplace and flows seamlessly into the kitchen, creating the perfect space for everyday living and entertaining. The kitchen is both stylish and functional with granite countertops, stainless steel appliances, a large peninsula with bar seating, and ample counter and cabinet space. The adjoining eat-in area overlooks the backyard and brings in great natural light. Upstairs, the large owner’s suite features vaulted ceilings, a walk-in closet, and a

Key facts

• Private en suite
• Walk-in closet
• Natural light

Tags

• NATURAL LIGHT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE PENINSULA
• WALK-IN CLOSET
• PRIVATE EN SUITE

Property features AI

Finance

• Other: Paved road access; Directions available
• HOA & community: Has association; Community pool; Association maintains common areas, pool, roads, sidewalks, street lights, and green areas; New construction builder warranty; Community sidewalks

Exterior

• Parking: Attached 2-car garage (main level)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Vinyl exterior
• Construction: Slab foundation
• Exterior features: Front covered porch; Sprinkler system; Rear wood fence

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Luxury vinyl plank flooring
• Bedrooms: Primary suite on main level with private bath, separate shower, walk-in closet, ceiling fan, and carpeted floors; Three additional bedrooms on the second level with shared baths, walk-in closets, tub/shower combos, and carpeted floors
• Flooring: Carpet in bedrooms; Luxury vinyl plank in great room and kitchen
• Bathrooms: Two full bathrooms; One partial bathroom; One main-level full bath; One main-level half bath
• Heating & cooling: Central cooling with zoning; Gas heating on first level; Heat pump on second level
• Interior features: Garage opener; Pull-down attic access; Fireplace with natural gas log; Smooth surface range
• Laundry & utility: Laundry in heated space on main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $17 ($198/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 $223k (17.4% below list).
• Recommended offer: $223k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Pontiac Elementary (math 39% / reading 35%, grade F, #315 of 597 statewide, top 55%, 724 students, 68% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 41% district-wide (+14 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); 346 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 31% 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 $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 93 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $19k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $222,969 (17.4% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.1

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-43,394
• Equity at exit: $40,243

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-39,331
• Equity at exit: $23,336

Cash invested: $75,572 (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: 346
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,230 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$112
• HOA: −$44
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $17

Break-even live

Break-even rent $2,209

Max offer price $269,900

Occupancy floor 94%

Sensitivity live

Price	-10% $169	-5% $93	+0% $17	+5% $-60	+10% $-136
Rent	-10% $-160	-5% $-72	+0% $17	+5% $105	+10% $193
Rate	-1.0pp $152	-0.5pp $85	base $17	+0.5pp $-53	+1.0pp $-125

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Bails Rd Elgin, SC	3.0	2.0	2176	$2,350	$1.08	4d	1	0.77mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-22
   days on market $269,900 Active 93 DOM
2. 2026-06-18
   days on market $269,900 Active 90 DOM
3. 2026-06-17
   days on market $269,900 Active 89 DOM
4. 2026-06-16
   days on market $269,900 Active 88 DOM
5. 2026-06-15
   pricedays on market $269,900 Active 87 DOM
6. 2026-06-14
   days on market $289,000 Active 85 DOM
7. 2026-06-13
   days on market $289,000 Active 84 DOM
8. 2026-06-10
   days on market $289,000 Active 82 DOM
9. 2026-06-09
   days on market $289,000 Active 81 DOM
10. 2026-06-08
    days on market $289,000 Active 80 DOM
11. 2026-06-07
    days on market $289,000 Active 79 DOM
12. 2026-06-05
    days on market $289,000 Active 76 DOM
13. 2026-06-03
    days on market $289,000 Active 75 DOM
14. 2026-06-03
    days on market $289,000 Active 74 DOM
15. 2026-06-01
    days on market $289,000 Active 73 DOM
16. 2026-05-31
    days on market $289,000 Active 72 DOM
17. 2026-03-20
    listed $289,000 Active
18. 2022-09-27
    historical
19. 2022-09-26
    price $259,950
20. 2022-09-22
    price $259,900
21. 2022-09-21
    status Active
22. 2022-09-04
    historical
23. 2022-08-26
    price $253,900
24. 2022-06-23
    listed $299,623 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: $2,077 · $173/mo
• Projected year-2 tax: $2,077 · $173/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 7/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,756
• − Mortgage interest: −$15,119
• − Property taxes: −$2,077
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − HOA: −$528
• − Depreciation: −$7,852
• Taxable loss: −$4,449
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $1,266/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

-3.5% since first listed

8 events — show timeline

• 2026-03-20 Listed $289,000 Consolidated MLS
• 2022-09-27 Delisted — Consolidated MLS
• 2022-09-26 Price Changed $259,950 Consolidated MLS
• 2022-09-22 Price Changed $259,900 Consolidated MLS
• 2022-09-21 Relisted — Consolidated MLS
• 2022-09-04 Delisted — Consolidated MLS
• 2022-08-26 Price Changed $253,900 Consolidated MLS
• 2022-06-23 Listed $299,623 Consolidated MLS

Property tax history

-3.7%/yr

Latest (2025): $2,077 · -73.7% YoY. Source: county tax records.