218 Gate Post Ln · Columbia, SC 29223

$193,500

3 bd · 2.0 ba · 1,474 sqft · Townhouse public records · 34 Days on market

Built 2004 2,178 sqft lot $54/mo HOA · 3% of rent

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming brick townhome located in the desirable Gates of Wildewood community! Situated on a low-maintenance lot just minutes from The Village at Sandhills, Fort Jackson, Polo Road Park, and convenient access to I-20 and I-77, this 3-bedroom, 2-bath home offers both comfort and convenience. Inside, you?ll find a spacious living room featuring crown molding and plantation shutters, along with a bright kitchen complete with white cabinetry, beautiful tile flooring, and a generous dining area. The primary suite offers a large closet and private en suite bath with an oversized vanity. Two additional bedrooms provide flexibility for guests, family, or a home office. Step outside

Key facts

• Brick townhome
• Low-maintenance lot
• Screened-in porch

Tags

• BRICK TOWNHOME
• LOW-MAINTENANCE LOT
• GATES OF WILDEWOOD COMMUNITY
• SCREENED-IN PORCH

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: One parking space
• Utilities: Public water; Public sewer
• Home design: Two-story home; Brick above foundation on all sides with vinyl siding
• Construction: Slab foundation
• Exterior features: Screened back porch; Paved road access

Interior

• Kitchen: Eat-in kitchen; Formica countertops; Painted cabinets; Microwave above the stove; Recessed lights
• Bedrooms: Master bedroom (Second level) with private bath, walk-in closet, and ceiling fan; Bedroom 2 (Main level) with walk-in closet, tub/shower, and ceiling fan; Bedroom 3 (Second level) with private closet and shared Jack-and-Jill bath
• Flooring: Carpet in bedrooms and living areas; Tile in kitchen
• Bathrooms: Two full bathrooms (including one main-level full bath)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpeted living areas; Recessed lighting; Eat-in kitchen with painted cabinets and Formica countertops; Tile in kitchen; Free-standing range; Gas water heater
• Laundry & utility: Laundry in closet on main level; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $194k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $190k (1.6% below list).
• Recommended offer: $188k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.0% in Columbia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Polo Road Elementary (math 24% / reading 28%, grade F, #439 of 597 statewide, top 74%, 604 students, 79% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 64% FRL vs 38% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 341 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 37% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k 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 34 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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, 69% 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 $187,695 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 0.98% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.52×
• Total profit: $-25,977
• Equity at exit: $28,851

10-year hold

• IRR: -10.1%
• Equity multiple: 0.46×
• Total profit: $-29,092
• Equity at exit: $16,730

Cash invested: $54,180 (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 29223

• Rents YoY: 0.2%
• Active inventory: 341
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$1,015
• Tax from tax record: −$189 /mo · $2,264/yr
• Insurance: −$81
• HOA: −$54
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $166

Break-even live

Break-even rent $1,694

Max offer price $193,500

Occupancy floor 86%

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: $48,375
• Closing costs: $5,805
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Mallet Hill Rd Columbia, SC	3.0	2.5	1816	$2,100	$1.16	23d	1	0.18mi
811 Polo Rd Columbia, SC	1.0–3.0	1.0–2.0	1088	$1,765	$1.62	3d	8	0.38mi
4824 Smallwood Rd Columbia, SC	1.0–3.0	1.0–2.0	1121	$1,373	$1.22	3d	54	0.55mi
811 Mallet Hill Rd Columbia, SC	1.0–3.0	1.0–2.0	1137	$2,041	$1.80	2d	18	0.60mi
232 Allans Mill Dr Columbia, SC	4.0	2.5	1696	$2,100	$1.24	23d	1	0.72mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 22 events

1. 2026-06-18
   days on market $193,500 Active 34 DOM
2. 2026-06-17
   days on market $193,500 Active 33 DOM
3. 2026-06-16
   days on market $193,500 Active 32 DOM
4. 2026-06-15
   days on market $193,500 Active 31 DOM
5. 2026-06-14
   days on market $193,500 Active 29 DOM
6. 2026-06-13
   days on market $193,500 Active 28 DOM
7. 2026-06-10
   days on market $193,500 Active 26 DOM
8. 2026-06-09
   days on market $193,500 Active 25 DOM
9. 2026-06-08
   days on market $193,500 Active 24 DOM
10. 2026-06-07
    days on market $193,500 Active 23 DOM
11. 2026-06-05
    days on market $193,500 Active 20 DOM
12. 2026-06-03
    days on market $193,500 Active 19 DOM
13. 2026-06-03
    days on market $193,500 Active 18 DOM
14. 2026-06-01
    days on market $193,500 Active 17 DOM
15. 2026-05-31
    days on market $193,500 Active 16 DOM
16. 2026-05-15
    listed $193,500 Active
17. 2023-07-03
    soldstatus $184,900
18. 2023-06-08
    status Pending
19. 2023-05-24
    historical Active - Contingent
20. 2023-05-22
    listed $174,900 Active
21. 2016-11-21
    soldstatus $98,500
22. 2014-05-02
    soldstatus $89,000

ⓘ 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: $2,264 · $189/mo
• Projected year-2 tax: $2,264 · $189/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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,840
• − Mortgage interest: −$10,839
• − Property taxes: −$2,264
• − Insurance: −$968
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − HOA: −$648
• − Depreciation: −$5,629
• Taxable loss: −$1,162
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $2,266/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

• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 53,074
• Household income: $62,408
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2857.0

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 0.60)
• Race & ethnicity: Black 57% White 23% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% 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: ▼ -135.96%
• Current HPI: 195.3158
• Rent YoY: ▲ 0.21%
• 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

+117.4% since first listed

7 events — show timeline

• 2026-05-15 Listed $193,500 Consolidated MLS
• 2023-07-03 Sold (Public Records) $184,900 Public Records
• 2023-06-08 Pending — Consolidated MLS
• 2023-05-24 Contingent — Consolidated MLS
• 2023-05-22 Listed $174,900 Consolidated MLS
• 2016-11-21 Sold (Public Records) $98,500 Public Records
• 2014-05-02 Sold (Public Records) $89,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,264 · +3.0% YoY. Source: county tax records.