365 Garden Dr · Columbia, SC 29204

$70,000

3 bd · 2.0 ba · 1,465 sqft · SingleFamily public records · 48 Days on market

Built 1965 0.47 ac lot

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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
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2 bath home on 0.47 acre lot Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.47 acre lot
• 2 garage spots
• Built 1965

Property features AI

Exterior

• Parking: Attached carport; 2 garage spaces
• Utilities: Water: Other (see remarks); Sewer: Other (see remarks)
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior on all sides above the foundation; Paved road frontage

Interior

• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: 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 single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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 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: Burton Pack Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 388 students, 100% FRL); W. G. Sanders Middle (math 11% / reading 29%, grade F, #180 of 229 statewide, top 79%, 533 students, 100% FRL); W.J. Keenan High (math 54% / reading 77%, grade B, #83 of 196 statewide, top 43%, 725 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 115 active listings in the ZIP; 16 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $55k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.08% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.01%
• DSCR: 2.60
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 33.9%
• Equity multiple: 2.47×
• Total profit: $28,762
• Equity at exit: $10,437

10-year hold

• IRR: 41.8%
• Equity multiple: 5.31×
• Total profit: $84,520
• Equity at exit: $6,052

Cash invested: $19,600 (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 29204

• Home prices YoY: -34.9%
• Rents YoY: 4.7%
• Active inventory: 115
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$367
• Tax from tax record: −$166 /mo · $1,988/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $588

Break-even live

Break-even rent $711

Max offer price $70,000

Occupancy floor 55%

Sensitivity live

Price	-10% $628	-5% $608	+0% $588	+5% $568	+10% $548
Rent	-10% $473	-5% $531	+0% $588	+5% $646	+10% $703
Rate	-1.0pp $623	-0.5pp $606	base $588	+0.5pp $570	+1.0pp $552

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5779 Ames Rd Unit 13B Columbia, SC	2.0	1.0	895	$1,000	$1.12	12d	1	0.44mi
5779 Ames Rd Columbia, SC	2.0	1.0	895	$1,000	$1.12	15d	1	0.44mi
1931 Chaney St Columbia, SC	2.0	1.0	1034	$1,600	$1.55	25d	1	0.47mi
3145 Bronx Rd Columbia, SC	3.0	1.5	1207	$1,511	$1.25	25d	1	0.54mi
3015 English Ave Columbia, SC	2.0	1.0	981	$1,250	$1.27	12d	1	0.66mi
1115 Carter St Columbia, SC	1.0–2.0	1.0	854	$1,405	$1.65	25d	1	0.73mi
2928 English Ave Unit NA Columbia, SC	3.0	1.0	1320	$1,590	$1.20	12d	1	0.79mi
1063 Prescott Rd Columbia, SC	2.0	1.5	1210	$1,200	$0.99	15d	1	0.86mi
209 Christian St Columbia, SC	3.0	3.0	1585	$800	$0.50	25d	1	1.11mi
27 Bethune Ct Columbia, SC	3.0	2.0	1523	$1,625	$1.07	25d	1	1.16mi
1506 Charlton St Columbia, SC	3.0	2.0	1491	$1,500	$1.01	25d	1	1.32mi
5437 Ransom Dr Columbia, SC	3.0	1.0	1056	$1,531	$1.45	25d	1	1.35mi
3117 Quitman St Columbia, SC	3.0	2.0	1500	$1,750	$1.17	25d	1	1.38mi
2308 Manse St Columbia, SC	3.0	1.0	999	$1,300	$1.30	15d	1	1.40mi
6604 Cartwright Dr Columbia, SC	3.0	2.0	1648	$1,650	$1.00	4d	1	1.45mi
320 Charwood Dr Columbia, SC	3.0	2.0	1325	$1,750	$1.32	25d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $70,000 Active 48 DOM
2. 2026-06-18
   days on market $70,000 Active 45 DOM
3. 2026-06-17
   days on market $70,000 Active 44 DOM
4. 2026-06-16
   days on market $70,000 Active 43 DOM
5. 2026-06-15
   days on market $70,000 Active 42 DOM
6. 2026-06-14
   days on market $70,000 Active 40 DOM
7. 2026-06-10
   days on market $70,000 Active 37 DOM
8. 2026-06-09
   days on market $70,000 Active 36 DOM
9. 2026-06-08
   days on market $70,000 Active 35 DOM
10. 2026-06-07
    days on market $70,000 Active 34 DOM
11. 2026-06-03
    days on market $70,000 Active 30 DOM
12. 2026-06-03
    days on market $70,000 Active 29 DOM
13. 2026-06-01
    days on market $70,000 Active 28 DOM
14. 2026-05-31
    days on market $70,000 Active 27 DOM
15. 2026-05-04
    listed $70,000 Active
16. 2026-04-10
    listed $70,000 Active
17. 2023-12-21
    soldstatus $55,000
18. 1991-06-26
    soldstatus $45,900

ⓘ 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: $1,988 · $166/mo
• Projected year-2 tax: $1,988 · $166/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,469
• − Mortgage interest: −$3,921
• − Property taxes: −$1,988
• − Insurance: −$350
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$2,036
• Taxable income: $6,379
• Est. tax owed @ 24.0%: −$1,531
• After-tax cash flow: $5,527/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): 18,159
• Household income: $50,189
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1045.0

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 0.57)
• Race & ethnicity: Black 48% White 44% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 2% Tagalog/Filipino 1% Arabic 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: ▼ -104.76%
• Current HPI: 195.2246
• Rent YoY: ▲ 4.73%
• 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

+52.5% since first listed

4 events — show timeline

• 2026-05-04 Listed $70,000 Consolidated MLS
• 2026-04-10 Listed $70,000 Consolidated MLS
• 2023-12-21 Sold (Public Records) $55,000 Public Records
• 1991-06-26 Sold (Public Records) $45,900 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,988 · +2.1% YoY. Source: county tax records.