15 Baltusrol Ct · Columbia, SC 29223

$199,000

3 bd · 2.0 ba · 1,332 sqft · Townhouse public records · 23 Days on market

Built 2005 2,657 sqft lot $54/mo HOA · 3% of rent

---

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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• 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 the beautiful community of The Gates of Wildwood, zoned for the award-winning Richland 2 School District. This well-maintained, one-owner townhome is a must-see, featuring three bedrooms and two full baths. Filled with an abundance of natural light, this home features a spacious kitchen with ample counter space, perfect for cooking and entertaining. The cozy fireplace creates a warm and inviting living space. Two of the bedrooms include their own private bathrooms, making the layout ideal for guests or roommates. The primary suite features beautiful French doors leading into the bedroom, as well as additional French doors opening into the private bath with a relaxing garden tub.

Key facts

• Spacious kitchen
• Screened-in patio
• Close to dining

Tags

• SPACIOUS KITCHEN
• COZY FIREPLACE
• SCREENED-IN PATIO
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Three parking spaces
• Utilities: Public sewer; Public water
• Home design: Two-story home; Slab foundation
• Construction: Slab foundation; Vinyl siding
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the second level
• Bathrooms: Two full bathrooms; One additional full main bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace; Family room on the main level; Kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $185 ($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 $188k (5.5% below list).
• Recommended offer: $188k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 3d 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 36% 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 23 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $188,145 (5.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 8.8

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-25,639
• Equity at exit: $29,672

10-year hold

• IRR: -8.9%
• Equity multiple: 0.51×
• Total profit: $-27,189
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$121 /mo · $1,454/yr
• Insurance: −$83
• HOA: −$54
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $185

Break-even live

Break-even rent $1,648

Max offer price $199,000

Occupancy floor 85%

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: $49,750
• Closing costs: $5,970
• 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	0.26mi
811 Polo Rd Columbia, SC	1.0–3.0	1.0–2.0	1088	$1,765	$1.62	3d	8	0.44mi
4824 Smallwood Rd Columbia, SC	1.0–3.0	1.0–2.0	1121	$1,373	$1.22	3d	54	0.64mi
811 Mallet Hill Rd Columbia, SC	1.0–3.0	1.0–2.0	1137	$2,041	$1.80	2d	18	0.67mi
232 Allans Mill Dr Columbia, SC	4.0	2.5	1696	$2,100	$1.24	23d	1	0.79mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 12 events

1. 2026-06-14
   statusdays on market $199,000 Pending 23 DOM
2. 2026-06-13
   days on market $199,000 Active - Contingent 22 DOM
3. 2026-06-10
   days on market $199,000 Active - Contingent 20 DOM
4. 2026-06-09
   days on market $199,000 Active - Contingent 19 DOM
5. 2026-06-08
   days on market $199,000 Active - Contingent 18 DOM
6. 2026-06-07
   days on market $199,000 Active - Contingent 17 DOM
7. 2026-06-05
   days on market $199,000 Active - Contingent 14 DOM
8. 2026-06-03
   days on market $199,000 Active - Contingent 13 DOM
9. 2026-06-03
   days on market $199,000 Active - Contingent 12 DOM
10. 2026-06-01
    days on market $199,000 Active - Contingent 11 DOM
11. 2026-05-31
    days on market $199,000 Active - Contingent 10 DOM
12. 2026-05-22
    listed $199,000 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: $1,454 · $121/mo
• Projected year-2 tax: $1,454 · $121/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 67% 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: $22,577
• − Mortgage interest: −$11,147
• − Property taxes: −$1,454
• − Insurance: −$995
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$648
• − Depreciation: −$5,789
• Taxable loss: −$1,068
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $2,473/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

1 event — show timeline

• 2026-05-22 Listed $199,000 Consolidated MLS

Property tax history

+3.4%/yr

Latest (2025): $1,454 · +3.1% YoY. Source: county tax records.