1035 Elm Ave · Columbia, SC 29205

$320,000

3 bd · 1.0 ba · 1,742 sqft · SingleFamily public records · 9 Days on market

Built 1954 8,581 sqft lot Est $481k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1035 Elm Avenue - a wonderful residence tucked in the well-established and sought-after Rosewood neighborhood. This charming 3-bedroom, 2-bath brick bungalow, with covered front porch, features original hardwood floors, plantation shutters, fireplace, tile floors in the kitchen and bathrooms. This home exudes timeless character and warmth. from the moment you arrive, you will appreciate the inviting curb appeal and charm that makes this home feel right for you. This home has two living areas, in the front, the living and dining room combo with hardwood floors, plantation shutters and a cozy fireplace is ideal for hosting or entertaining guest or family dining. The Sunroom, in th

Key facts

• Covered front porch
• Laundry area
• Two living areas

Tags

• COVERED FRONT PORCH
• TWO LIVING AREAS
• SUNROOM
• WHITE CABINETRY
• SS APPLIANCES
• LAUNDRY AREA

Property features AI

Finance

• Other: Cable TV available; Access to recreation facility

Exterior

• Parking: Detached or attached garage at main level with 2 parking spaces
• Security: Leased security system
• Utilities: Public water; Public sewer; Storm doors; Thermopane windows
• Home design: Single-story home; Brick exterior above foundation on all sides; Home faces northeast
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Deck; Shed; Rear chain-link fencing

Interior

• Kitchen: Formica countertops; Backsplash (other); Painted cabinets; Vinyl floor; Dishwasher; Disposal; Microwave (countertop); Free-standing smooth-surface self-cleaning range; Refrigerator
• Bedrooms: Master bedroom on main level with cathedral ceilings, double vanity, private bath with separate shower, walk-in closet, ceiling fan, hardwood and tile floors; Second bedroom on main level with shared bath (tub/shower), ceiling fan, private closet, hardwood and tile floors; Third bedroom on main level with shared bath (tub/shower), private closet, hardwood and vinyl floors
• Flooring: Hardwood flooring in living areas and bedrooms; Tile flooring in portions of bedrooms and other areas; Vinyl flooring in one bedroom and kitchen areas
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling; Gas PAC units (multiple units)
• Interior features: Attic with pull-down access and additional attic storage; Ceiling fans; Security system (leased); Recessed lighting; Molding
• Laundry & utility: Main-level laundry in closet with electric hookup; Washer and dryer included; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (29.0% below list).
• Recommended offer: $227k (29.0% below list) — sets the bar for 1% rule.

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: Rosewood Elementary (math 72% / reading 72%, grade A-, #26 of 597 statewide, top 5%, 329 students, 100% FRL); Hand Middle (math 29% / reading 37%, grade F, #116 of 229 statewide, top 51%, 652 students, 100% FRL); Dreher High (math 47% / reading 92%, grade B, #60 of 196 statewide, top 32%, 1,150 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 31% district-wide (+27 pts) — the actual schools serving this property are materially stronger than the Richland 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.0%/yr); 150 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 42% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $10k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $320k implies a 596% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $227,141 (29.0% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.71% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $480,792
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Graymont Ave	0.68mi	3/2.0	1,718 (-1%)	16mo	$475,000	$276	49

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 · 6.95% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.45×
• Total profit: $-49,557
• Equity at exit: $47,713

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-10,929
• Equity at exit: $27,668

Cash invested: $89,600 (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 29205

• Rents YoY: 7.0%
• Active inventory: 150
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-109

Break-even live

Break-even rent $2,409

Max offer price $300,768

Occupancy floor 100%

Sensitivity live

Price	-10% $72	-5% $-18	+0% $-109	+5% $-199	+10% $-290
Rent	-10% $-288	-5% $-199	+0% $-109	+5% $-19	+10% $71
Rate	-1.0pp $52	-0.5pp $-27	base $-109	+0.5pp $-192	+1.0pp $-276

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3425 Manor Ave Columbia, SC	3.0	2.0	1200	$2,100	$1.75	13d	1	0.22mi
3800 Overbrook Dr Columbia, SC	4.0	2.0	1800	$2,400	$1.33	25d	1	0.50mi
828 Suber St Unit E Columbia, SC	2.0	1.0	1100	$995	$0.90	13d	1	0.53mi
914 Chevis St Columbia, SC	3.0	2.0	1280	$2,100	$1.64	25d	1	0.61mi
1 Graymont Cir Columbia, SC	3.0	2.5	1400	$2,175	$1.55	25d	1	0.62mi
19 Graymont Cir Unit NA Columbia, SC	3.0	2.0	1250	$2,400	$1.92	25d	1	0.63mi
2218 Holt Dr Columbia, SC	4.0	3.5	1400	$2,400	$1.71	25d	1	0.67mi
3125 Heyward St Unit A Columbia, SC	3.0	1.0	1200	$2,400	$2.00	25d	1	0.72mi
3125 Heyward St Unit B Columbia, SC	2.0	1.0	1100	$1,600	$1.45	25d	1	0.72mi
114 Easy St Columbia, SC	2.0	2.0	1100	$1,500	$1.36	13d	1	0.72mi
3925 Rosewood Dr Columbia, SC	4.0	2.0	1683	$4,800	$2.85	25d	1	0.80mi
318 S Woodrow St Columbia, SC	2.0	1.0	1103	$1,700	$1.54	25d	1	0.80mi
316 S Woodrow St Columbia, SC	4.0	2.0	2206	$4,000	$1.81	25d	1	0.81mi
524 S Beltline Blvd Columbia, SC	2.0	1.0	1050	$1,300	$1.24	25d	1	0.84mi
405 S Edisto Ave Columbia, SC	3.0	1.0	1450	$2,200	$1.52	25d	1	0.97mi
317 Beltline Blvd Unit 1 Columbia, SC	3.0	1.0	1150	$1,200	$1.04	25d	1	1.03mi
500 S Bull St Columbia, SC	4.0	2.5	1677	$3,400	$2.03	25d	1	1.14mi
614 Capitol Pl Columbia, SC	2.0	1.0	1200	$1,895	$1.58	16d	1	1.16mi
127 Rosewood Hills Dr Columbia, SC	3.0	2.5	1475	$2,900	$1.97	16d	1	1.17mi
102 Burdock Cir Columbia, SC	4.0	2.0	1451	$1,550	$1.07	23d	1	1.27mi
501 Pelham Dr Columbia, SC	1.0–2.0	1.0–2.0	805	$1,625	$2.02	4d	24	1.32mi
147 S Pickens St Unit 147 Columbia, SC	3.0	1.0	1302	$1,950	$1.50	25d	1	1.40mi
123 S Pickens St Columbia, SC	3.0	2.0	2000	$2,900	$1.45	25d	1	1.48mi

Listing history 8 events

1. 2026-06-22
   status $320,000 Pending 9 DOM
2. 2026-06-21
   days on market $320,000 Active 9 DOM
3. 2026-06-18
   days on market $320,000 Active 6 DOM
4. 2026-06-17
   days on market $320,000 Active 5 DOM
5. 2026-06-16
   days on market $320,000 Active 4 DOM
6. 2026-06-15
   days on market $320,000 Active 3 DOM
7. 2026-06-14
   remarks 699-char remark
8. 2026-06-14
   listed $320,000 Active 1 DOM

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: +$722/yr (+$60/mo · 65.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $27,257
• − Mortgage interest: −$17,925
• − Property taxes: −$1,102
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$9,309
• Taxable loss: −$7,040
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $383/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): 22,223
• Household income: $64,231
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1372.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Serbian 6% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% Chinese 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: ▼ -457.47%
• Current HPI: 230.5538
• Rent YoY: ▲ 6.95%
• 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

+595.7% since first listed

2 events — show timeline

• 2026-06-12 Listed $320,000 Consolidated MLS
• 1983-04-01 Sold (Public Records) $46,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,102 · +3.7% YoY. Source: county tax records.