900 Taylor St #305 · Columbia, SC 29201

$245,000

2 bd · 2.0 ba · 1,102 sqft · Condo public records · 38 Days on market

Built 1993

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.4/30.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This is an excellent opportunity for buyers seeking secure, convenient, and vibrant downtown living near USC. Park Side is a highly sought-after condominium community located in the Vista in downtown Columbia. The monthly dues are only $464/mo which are some of the most affordable rates in downtown Columbia for a condo, and it includes water, sewer, and trash in addition to the convenient gated parking lot with ample spaces and a bike rack and other onsite amenities, including a pool with grilling area, fitness center, community room, and multiple furnished common areas. In addition, it is adjacent to Finlay Park, which recently underwent a $25 million renovation and includes pickleball, di

Key facts

• On-site bike rack
• Direct views
• Updated condo

Tags

• UPDATED CONDO
• DIRECT VIEWS
• COVERED SCREENED BALCONY
• GATED PARKING
• ON-SITE BIKE RACK

Property features AI

Finance

• HOA & community: Association present; Association includes pool

Exterior

• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: 4-story building
• Construction: Slab foundation
• Exterior features: Brick exterior above foundation; Paved road access; Community pool; Gated community; Cable TV available

Interior

• Kitchen: Bar; Tile floor; Concrete countertops; Painted cabinets; Smooth surface range
• Bedrooms: Master bedroom on the main level with double vanity, private bath and walk-in closet; Second bedroom with shared bath
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Balcony off the great room; Bay window in the great room; Hardwood floors in the great room; Tile flooring in the kitchen; Painted kitchen cabinets; Concrete countertops; Smooth surface range

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $-534 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (23.4% below list).
• Recommended offer: $188k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 5.0% in Columbia — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: H. B. Rhame Elementary (math 15% / reading 20%, grade F, #512 of 597 statewide, top 86%, 446 students, 100% FRL); Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 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: Rents rising (+3.2%/yr); 114 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $1,876/mo this rent would consume 70% of the median local household income ($32k/yr) (locally 3456% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 38 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.
• Current owner paid $128k; list at $245k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: major wind risk, 67% 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 $187,633 (23.4% 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 38 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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: 0.77% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.34%
• DSCR: 0.58
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -32.5%
• Equity multiple: -0.07×
• Total profit: $-73,136
• Equity at exit: $36,530

10-year hold

• IRR: -36.3%
• Equity multiple: -0.53×
• Total profit: $-105,145
• Equity at exit: $21,183

Cash invested: $68,600 (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 29201

• Rents YoY: 3.2%
• Active inventory: 114
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$102
• HOA est. from 5 same-building comps: −$542
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-534

Break-even live

Break-even rent $2,552

Max offer price $150,689

Occupancy floor —

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Taylor St #304 Columbia, SC	2.0	2.0	950	$1,850	$1.95	23d	1	0.02mi
1155 Lady St Columbia, SC	2.0	1.0–2.0	687	$2,300	$3.35	14d	8	0.34mi
701 Gervais St Columbia, SC	2.0	2.0	1184	$2,108	$1.78	19d	3	0.38mi
900 Vista Towers Dr Columbia, SC	1.0–3.0	1.0–2.0	1044	$1,524	$1.46	11d	20	0.57mi
1003 Elmwood Ave Columbia, SC	1.0–2.0	1.0–2.0	937	$1,649	$1.76	11d	4	0.58mi
1930 Marion St Columbia, SC	2.0	1.0	612	$1,500	$2.45	11d	31	0.62mi
1230 Pendleton St Columbia, SC	1.0–2.0	1.0	702	$1,500	$2.14	14d	9	0.68mi
1520 Senate St Columbia, SC	2.0	1.5	1045	$2,300	$2.20	23d	1	0.79mi
1404 Victoria St Columbia, SC	1.0	1.0	780	$1,400	$1.79	14d	1	0.94mi
601 Main St Columbia, SC	2.0	2.0	1404	$2,300	$1.64	19d	1	0.97mi
601 Main St Columbia, SC	1.0–2.0	1.0–2.0	1098	$2,500	$2.28	23d	2	0.97mi
601 Main St Columbia, SC	1.0–2.0	1.0–2.0	1244	$2,500	$2.01	14d	2	0.97mi
4000 Trade St West Columbia, SC	1.0	1.0	768	$2,055	$2.68	2d	4	1.06mi
2617 River Dr Columbia, SC	2.0–3.0	1.0–2.0	1038	$427	$0.41	14d	2	1.08mi
1018 Laurens St Columbia, SC	3.0	1.0	1500	$2,700	$1.80	23d	1	1.15mi
1012 Laurens St Columbia, SC	2.0	1.0	750	$1,900	$2.53	11d	1	1.16mi
127 State St West Columbia, SC	1.0–2.0	1.0–2.0	975	$2,390	$2.45	2d	9	1.19mi
2901 Park St Columbia, SC	3.0	2.0	1288	$2,750	$2.14	23d	1	1.21mi
326 Hudson St West Columbia, SC	2.0	1.0	1187	$1,075	$0.91	23d	1	1.21mi
919 Catawba St Columbia, SC	3.0	3.0	1334	$1,100	$0.82	23d	1	1.22mi
168 Canal Place Cir Columbia, SC	3.0	2.5	1437	$2,250	$1.57	23d	1	1.27mi
215 Northwood St Columbia, SC	3.0	2.5	1288	$1,849	$1.44	23d	1	1.33mi
2002 Greene St Columbia, SC	2.0	1.0–2.0	795	$1,325	$1.67	14d	1	1.33mi
800 Alexander Rd Cayce, SC	2.0	2.0	800	$870	$1.09	23d	1	1.36mi
328 Northwood St Columbia, SC	3.0	2.5	1461	$2,395	$1.64	23d	1	1.37mi
504 State St West Columbia, SC	2.0	1.0	1000	$1,500	$1.50	2d	1	1.41mi
98 Riverview Ct Columbia, SC	3.0	2.0	1257	$1,800	$1.43	14d	1	1.45mi
2413 Laurel St Unit C Columbia, SC	2.0	1.0	800	$900	$1.12	23d	1	1.49mi
111 Knox Abbott Dr Cayce, SC	1.0–2.0	1.0–2.0	1103	$2,539	$2.30	2d	12	1.49mi
2229 Greene St Columbia, SC	3.0	2.0	1050	$1,695	$1.61	19d	1	1.49mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashpoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $245,000 Active 38 DOM
2. 2026-06-17
   days on market $245,000 Active 37 DOM
3. 2026-06-16
   days on market $245,000 Active 36 DOM
4. 2026-06-15
   price $245,000 Active 35 DOM
5. 2026-06-15
   days on market $250,000 Active 35 DOM
6. 2026-06-14
   days on market $250,000 Active 33 DOM
7. 2026-06-10
   days on market $250,000 Active 30 DOM
8. 2026-06-09
   days on market $250,000 Active 29 DOM
9. 2026-06-08
   days on market $250,000 Active 28 DOM
10. 2026-06-07
    days on market $250,000 Active 27 DOM
11. 2026-06-03
    days on market $250,000 Active 23 DOM
12. 2026-06-03
    days on market $250,000 Active 22 DOM
13. 2026-06-01
    days on market $250,000 Active 21 DOM
14. 2026-05-31
    days on market $250,000 Active 20 DOM
15. 2026-05-11
    listed $250,000 Active
16. 2026-04-17
    status Active
17. 2026-03-26
    status Pending
18. 2026-03-04
    listed $250,000 Active
19. 2020-01-14
    soldstatus $127,500
20. 2019-11-22
    historical
21. 2019-10-03
    listed $134,900 Active
22. 2007-09-07
    soldstatus $152,000
23. 2004-06-04
    soldstatus $125,000

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$349/yr (+$29/mo · 33.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 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: $22,516
• − Mortgage interest: −$13,724
• − Property taxes: −$1,047
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − HOA: −$6,504
• − Depreciation: −$7,127
• Taxable loss: −$10,714
• Est. tax savings @ 24.0%: +$2,571
• After-tax cash flow: $-3,835/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
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 24,605
• Household income: $32,297
• Rent vs Own: 75.0% rent · 25.0% own
• Severe rent burden: 3456.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Hispanic / Latino 4% Asian 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 90% English-only · Spanish 3% Chinese 2% Other Indo-European 2%

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: ▼ -142.00%
• Current HPI: 229.8442
• Rent YoY: ▲ 3.18%
• 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

+100.0% since first listed

9 events — show timeline

• 2026-05-11 Listed $250,000 Consolidated MLS
• 2026-04-17 Relisted — Consolidated MLS
• 2026-03-26 Pending — Consolidated MLS
• 2026-03-04 Listed $250,000 Consolidated MLS
• 2020-01-14 Sold (Public Records) $127,500 Public Records
• 2019-11-22 Delisted — Consolidated MLS
• 2019-10-03 Listed $134,900 Consolidated MLS
• 2007-09-07 Sold (Public Records) $152,000 Public Records
• 2004-06-04 Sold (Public Records) $125,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,047 · +3.7% YoY. Source: county tax records.