Laurens Plan · Columbia, SC 29229

$190,000

3 bd · 2.5 ba · 1,250 sqft · SingleFamily · 369 Days on market

---

Why this score? — see what drove the C 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming three bedroom and two-and-one half bath townhome features a large great room, open kitchen, and eat-in with a generous sized pantry. The first floor also features a powder bathroom and convenient laundry access. All bedrooms are located upstairs, and the primary bedroom features a large walk-in closet.

Key facts

• Powder bathroom
• Large family room
• Large walk-in closet

Tags

• LARGE FAMILY ROOM
• OPEN KITCHEN
• GENEROUS SIZED PANTRY
• POWDER BATHROOM
• CONVENIENT LAUNDRY ACCESS
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $190,000

Exterior

• Home design: Single-family plan (Laurens)
• Exterior features: Living area approximately 1,250

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: Laurens (new construction plan)

🏗️ New construction. The $190,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $186,250.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 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.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 6 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 32% of the median local income ($74k/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 369 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 369 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.08% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $186,250
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2055 Armada Rd	0.57mi	3/2.5	1,362 (+9%)	4mo	$202,499	$149	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-11,620
• Equity at exit: $27,770

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $12,793
• Equity at exit: $16,103

Cash invested: $52,150 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$977
• Tax est. 1.5%: −$233 /mo · $2,794/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $297

Break-even live

Break-even rent $1,629

Max offer price $186,250

Occupancy floor 80%

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: $46,562
• Closing costs: $5,588
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1037 Astoria DR Columbia, SC	3.0	2.5	1363	$1,900	$1.39	3d	1	0.15mi
1074 Cornelia St Elgin, SC	3.0	2.5	1432	$1,995	$1.39	3d	1	0.62mi
4415 Percival Rd Columbia, SC	1.0–3.0	1.0–2.0	1112	$2,226	$2.00	2d	20	0.77mi
1102 Semoran Way Columbia, SC	3.0–4.0	2.5	1488	$1,730	$1.16	2d	16	0.78mi
325 Spears Creek Church Rd Elgin, SC	1.0–2.0	1.0–2.0	1038	$1,460	$1.41	3d	5	1.33mi
840 Sparkleberry Ln Columbia, SC	1.0–2.0	1.0–2.0	924	$1,579	$1.71	3d	6	1.33mi

Listing history 15 events

1. 2026-06-18
   days on market $190,000 Active 369 DOM
2. 2026-06-17
   days on market $190,000 Active 368 DOM
3. 2026-06-16
   days on market $190,000 Active 367 DOM
4. 2026-06-15
   days on market $190,000 Active 366 DOM
5. 2026-06-14
   days on market $190,000 Active 364 DOM
6. 2026-06-13
   days on market $190,000 Active 363 DOM
7. 2026-06-10
   days on market $190,000 Active 361 DOM
8. 2026-06-09
   days on market $190,000 Active 360 DOM
9. 2026-06-08
   days on market $190,000 Active 359 DOM
10. 2026-06-07
    days on market $190,000 Active 358 DOM
11. 2026-06-05
    days on market $190,000 Active 355 DOM
12. 2026-06-03
    days on market $190,000 Active 354 DOM
13. 2026-06-03
    days on market $190,000 Active 353 DOM
14. 2026-06-01
    days on market $190,000 Active 352 DOM
15. 2026-05-31
    days on market $190,000 Active 351 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,062
• − Mortgage interest: −$10,433
• − Property taxes: −$2,794
• − Insurance: −$931
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$5,418
• Taxable income: $636
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $3,411/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: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% 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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• 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