1125 Hancock St · Columbia, SC 29205

$215,000

3 bd · 1.0 ba · 1,541 sqft · SingleFamily public records · 4 Days on market

Built 1951 0.38 ac lot Est $284k · 24% under

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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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

With a little TLC this can be your forever home or a great investment property. This 4 BR 2 BA all brick home sits on a huge corner lot. It features a formal living and dining room, an office or flex room, a den/ great room, 2 BR downstairs and 2 BR upstairs. Lots of potential for storage upstairs and in the basement. YES, there's an unfinished basement. Outside there's a storage shed/ workshop attached to the house, a huge deck and . 38 ac corner lot fenced in yard. The home has fresh paint, new ceiling fans, new cooktop waiting to be installed. All it needs is a little more TLC to be a really nice home. This home is perfect for someone looking to be downtown, house several students or the

Key facts

• Unfinished basement
• Storage shed
• Huge deck

Tags

• CORNER LOT
• UNFINISHED BASEMENT
• STORAGE SHED
• HUGE DECK
• FENCED IN YARD
• NO HOA

Property features AI

Finance

• Other: Cable TV available

Exterior

• Parking: Attached carport; Four parking spaces
• Utilities: Public water; Septic sewer
• Home design: 1.5-story home; Brick exterior above foundation
• Construction: Crawlspace and slab foundation
• Exterior features: Covered front porch; Deck; Rear chain-link fencing

Interior

• Kitchen: Formica countertops; Stained wood cabinets; Vinyl flooring; Counter cooktop (gas)
• Bedrooms: Main-level primary bedroom with shared bath, ceiling fan and private closet; Main-level second bedroom with shared bath, ceiling fan and private closet; Second-level third bedroom with shared bath, ceiling fan and private closet; Second-level fourth bedroom with shared bath, ceiling fan and private closet
• Flooring: Hardwood floors in formal living and dining areas; Laminate flooring in great room; Other flooring in formal dining area; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fans throughout; Smoke detector; Attic access; Basement (unfinished lower level); Two wood-burning fireplaces
• Laundry & utility: Washer and dryer on main level; Laundry in heated space; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/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 $210k (2.4% below list).
• Recommended offer: $210k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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: South Kilbourne Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 296 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.
• Market conditions: Rents rising fast (+7.0%/yr); 150 active listings in the ZIP; 18 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 39% 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 $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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $60k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $209,767 (2.4% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $283,544
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Suber St	0.16mi	3/2.0	1,389 (-10%)	18mo	$255,000	$184	57

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-3,074
• Equity at exit: $32,057

10-year hold

• IRR: 11.9%
• Equity multiple: 2.09×
• Total profit: $65,412
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $364

Break-even live

Break-even rent $1,637

Max offer price $215,000

Occupancy floor 78%

Sensitivity live

Price	-10% $486	-5% $425	+0% $364	+5% $303	+10% $242
Rent	-10% $198	-5% $281	+0% $364	+5% $447	+10% $530
Rate	-1.0pp $472	-0.5pp $419	base $364	+0.5pp $308	+1.0pp $252

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Chevis St Columbia, SC	3.0	2.0	1280	$2,100	$1.64	24d	1	0.27mi
828 Suber St Unit E Columbia, SC	2.0	1.0	1100	$995	$0.90	12d	1	0.31mi
3425 Manor Ave Columbia, SC	3.0	2.0	1200	$2,100	$1.75	12d	1	0.48mi
3800 Overbrook Dr Columbia, SC	4.0	2.0	1800	$2,400	$1.33	24d	1	0.50mi
524 S Beltline Blvd Columbia, SC	2.0	1.0	1050	$1,300	$1.24	24d	1	0.66mi
3925 Rosewood Dr Columbia, SC	4.0	2.0	1683	$4,800	$2.85	24d	1	0.85mi
501 Pelham Dr Columbia, SC	1.0–2.0	1.0–2.0	805	$1,625	$2.02	3d	24	0.95mi
317 Beltline Blvd Unit 1 Columbia, SC	3.0	1.0	1150	$1,200	$1.04	24d	1	0.99mi
102 Burdock Cir Columbia, SC	4.0	2.0	1451	$1,550	$1.07	22d	1	1.07mi
19 Graymont Cir Unit NA Columbia, SC	3.0	2.0	1250	$2,400	$1.92	24d	1	1.07mi
1 Graymont Cir Columbia, SC	3.0	2.5	1400	$2,175	$1.55	24d	1	1.07mi
3125 Heyward St Unit A Columbia, SC	3.0	1.0	1200	$2,400	$2.00	24d	1	1.11mi
3125 Heyward St Unit B Columbia, SC	2.0	1.0	1100	$1,600	$1.45	24d	1	1.11mi
2218 Holt Dr Columbia, SC	4.0	3.5	1400	$2,400	$1.71	24d	1	1.12mi
114 Easy St Columbia, SC	2.0	2.0	1100	$1,500	$1.36	12d	1	1.12mi
318 S Woodrow St Columbia, SC	2.0	1.0	1103	$1,700	$1.54	24d	1	1.29mi
316 S Woodrow St Columbia, SC	4.0	2.0	2206	$4,000	$1.81	24d	1	1.29mi
405 S Edisto Ave Columbia, SC	3.0	1.0	1450	$2,200	$1.52	24d	1	1.44mi

Listing history 3 events

1. 2026-06-21
   days on market $215,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $215,000 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: $913 · $76/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$312/yr (+$26/mo · 34.2%)

ⓘ 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 68% 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: $25,172
• − Mortgage interest: −$12,043
• − Property taxes: −$913
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$6,255
• Taxable income: $859
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $4,162/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

1 event — show timeline

• 2026-06-17 Listed $215,000 Consolidated MLS

Property tax history

-1.1%/yr

Latest (2025): $913 · +14.8% YoY. Source: county tax records.