1208 Bush River Rd Unit C10 · Columbia, SC 29210-7520

$54,500

2 bd · 1.0 ba · 1,015 sqft · Condo · 191 Days on market

Built 1973 $298/mo HOA · 27% of rent

---

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

Move in Ready. Top floor (3rd Floor) Centrally located 2 bedroom 1 bath condo. Convenient to I-26, I-20, Harbison shopping - dining and downtown Columbia. Vaulted ceilings in main living space, Washer - dryer hook up inside the unit. Large balcony Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Centrally located
• Convenient to i-20
• Convenient to dining

Tags

• TOP FLOOR
• CENTRALLY LOCATED
• CONVENIENT TO I-26
• CONVENIENT TO I-20
• CONVENIENT TO DINING
• VAULTED CEILINGS

Property features AI

Finance

• HOA & community: Association/HOA present

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Unit in a multi-unit complex
• Construction: Slab foundation
• Exterior features: Partial brick exterior above foundation; Paved road access; Public water

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central heating; Central cooling
• Interior features: Family room on the main level; Kitchen on the main level; Washer/Dryer located on the main level
• Laundry & utility: Washer/Dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $54k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: schools D+, 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.
• Market conditions: 4 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 ($377 loan paydown + $2k 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $11k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: major wind risk, 62% 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 $47,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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 1973 — 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: 2.06% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.20%
• DSCR: 1.72
• GRM: 4.0

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: 22.9%
• Equity multiple: 2.30×
• Total profit: $19,890
• Equity at exit: $24,506

10-year hold

• IRR: 24.0%
• Equity multiple: 4.45×
• Total profit: $52,706
• Equity at exit: $37,766

Cash invested: $15,260 (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 29210-7520

• Active inventory: 4
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$286
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$23
• HOA: −$298
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $206

Break-even live

Break-even rent $861

Max offer price $54,500

Occupancy floor 77%

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1000	$1,072	$1.07	23d	3	0.04mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1050	$1,050	$1.00	14d	4	0.04mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,224	$1.93	11d	24	0.88mi
114 Menlo Dr Unit BG0114 Columbia, SC	3.0	2.0	1300	$1,675	$1.29	19d	1	0.90mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,300	$1.20	19d	3	0.90mi
324 Menlo Dr Unit BG0324 Columbia, SC	2.0	1.0	912	$1,175	$1.29	14d	1	0.92mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	23d	1	0.93mi
900 Gracern Rd Columbia, SC	1.0–3.0	1.0–2.0	1029	$1,414	$1.37	23d	5	1.07mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,062	$1.16	11d	9	1.30mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	11d	32	1.34mi
200 Saluda River Rd Columbia, SC	1.0–2.0	1.0–1.5	900	$1,120	$1.24	11d	8	1.37mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$1,180	$1.35	11d	25	1.42mi
1401 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	1000	$1,116	$1.12	14d	9	1.47mi

HOA detail condo

• Monthly dues: $298 · $3,576/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $54,500 Active 191 DOM
2. 2026-06-17
   days on market $54,500 Active 190 DOM
3. 2026-06-16
   days on market $54,500 Active 189 DOM
4. 2026-06-15
   days on market $54,500 Active 188 DOM
5. 2026-06-14
   days on market $54,500 Active 186 DOM
6. 2026-06-13
   days on market $54,500 Active 185 DOM
7. 2026-06-10
   days on market $54,500 Active 183 DOM
8. 2026-06-09
   days on market $54,500 Active 182 DOM
9. 2026-06-08
   days on market $54,500 Active 181 DOM
10. 2026-06-07
    days on market $54,500 Active 180 DOM
11. 2026-06-03
    days on market $54,500 Active 176 DOM
12. 2026-06-03
    days on market $54,500 Active 175 DOM
13. 2026-06-01
    days on market $54,500 Active 174 DOM
14. 2026-05-31
    days on market $54,500 Active 173 DOM
15. 2026-05-16
    price $54,500
16. 2026-04-04
    price $58,500
17. 2026-01-19
    status Active
18. 2025-12-17
    status Pending
19. 2025-11-06
    listed $65,500 Active
20. 2025-03-13
    historical $975
21. 2025-02-05
    listed $975
22. 2024-08-17
    historical $1,100
23. 2024-08-08
    soldstatus $60,000
24. 2024-07-31
    listed $1,100
25. 2024-07-09
    status Pending
26. 2024-06-24
    price $65,990
27. 2024-06-13
    price $67,990
28. 2024-04-28
    price $69,990
29. 2024-03-27
    price $74,500
30. 2024-02-13
    price $79,500
31. 2023-12-23
    listed $82,500 Active
32. 2016-08-03
    soldstatus $29,600
33. 1989-12-01
    soldstatus $36,500

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $884 · $74/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $13,461
• − Mortgage interest: −$3,053
• − Property taxes: −$884
• − Insurance: −$272
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − HOA: −$3,576
• − Depreciation: −$1,585
• Taxable income: $1,937
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $2,007/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

No demographic data for this ZIP.

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

+49.3% since first listed

19 events — show timeline

• 2026-05-16 Price Changed $54,500 Consolidated MLS
• 2026-04-04 Price Changed $58,500 Consolidated MLS
• 2026-01-19 Relisted — Consolidated MLS
• 2025-12-17 Pending — Consolidated MLS
• 2025-11-06 Listed $65,500 Consolidated MLS
• 2025-03-13 Rental Removed $975 RENTLY
• 2025-02-05 Listed for Rent $975 RENTLY
• 2024-08-17 Rental Removed $1,100 RENTLY
• 2024-08-08 Sold (Public Records) $60,000 Public Records
• 2024-07-31 Listed for Rent $1,100 RENTLY
• 2024-07-09 Pending — Consolidated MLS
• 2024-06-24 Price Changed $65,990 Consolidated MLS
• 2024-06-13 Price Changed $67,990 Consolidated MLS
• 2024-04-28 Price Changed $69,990 Consolidated MLS
• 2024-03-27 Price Changed $74,500 Consolidated MLS
• 2024-02-13 Price Changed $79,500 Consolidated MLS
• 2023-12-23 Listed $82,500 Consolidated MLS
• 2016-08-03 Sold (Public Records) $29,600 Public Records
• 1989-12-01 Sold (Public Records) $36,500 Public Records

Property tax history

+1.8%/yr

Latest (2024): $884 · +0.0% YoY. Source: county tax records.