227 Savannah Wood Rd · Columbia, SC 29061

$280,000

4 bd · 3.0 ba · 2,251 sqft · SingleFamily public records · 35 Days on market

Built 2023 7,840 sqft lot Est $284k · at est. $25/mo HOA · 1% of rent ↓ 56% since listing

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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).

• Cash flow +16.0/30.0
• ARV discount +8.1/15.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 227 Savannah Wood Road in the desirable Savannah Woods community! This beautifully maintained 4-bedroom, 2.5-bath home by Stanley Martin offers both style and functionality in a convenient Hopkins location. Step inside to find upgraded laminate flooring throughout the main level, replacing the original carpet and creating a seamless, modern feel. The open-concept layout features a spacious living area and dedicated dining space—perfect for everyday living and entertaining. The kitchen is a standout, boasting gorgeous granite countertops, a large island with seating, gas cooktop, pantry, crisp white cabinetry, and a stylish tile backsplash. Upstairs, you’ll find a cozy

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached 2-car garage; Two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Main entry level living areas
• Construction: Stone and vinyl exterior; Slab foundation
• Exterior features: Covered back porch; Rear wood privacy fence

Interior

• Kitchen: Eat-in kitchen with island; Granite countertops; Painted cabinets; Tiled backsplash; Laminate flooring in kitchen; Microwave (above stove); Gas range
• Bedrooms: Master bedroom on second floor with double vanity, separate shower, separate water closet, ceiling fan, carpet and tile flooring; Bedrooms 2–4 on second floor with private closets and shared baths
• Flooring: Carpet in master bedroom; Tile in master bath; Laminate flooring in living room and kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate shower
• Heating & cooling: Central air conditioning; Gas heating (first and second levels); Gas pack heating
• Interior features: Ceiling fans in master bedroom and living room; Recessed lighting; Island and eat-in kitchen; Pantry; Granite countertops; Tiled backsplash; Painted cabinets; Back porch (covered)
• Laundry & utility: Utility room laundry located on second floor; Tankless hot water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $244k (12.7% below list).
• Recommended offer: $244k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.1% 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: Horrell Hill Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 562 students, 100% FRL); Southeast Middle (math 7% / reading 19%, grade F, #210 of 229 statewide, top 93%, 493 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 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: 335 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $2,444/mo this rent would consume 49% of the median local household income ($60k/yr) (locally 236% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 35 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,448 (12.7% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.87% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $283,626
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Keystone Dr	0.68mi	3/3.0 (-1)	1,988 (-12%)	3mo	$250,000	$126	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-36,478
• Equity at exit: $41,749

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-20,456
• Equity at exit: $24,209

Cash invested: $78,400 (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 29061

• Home prices YoY: -22.8%
• Active inventory: 335
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$117
• HOA: −$25
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $140

Break-even live

Break-even rent $2,267

Max offer price $280,000

Occupancy floor 89%

Sensitivity live

Price	-10% $299	-5% $220	+0% $140	+5% $61	+10% $-18
Rent	-10% $-53	-5% $44	+0% $140	+5% $237	+10% $334
Rate	-1.0pp $281	-0.5pp $212	base $140	+0.5pp $68	+1.0pp $-6

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Savannah Wood Rd Hopkins, SC	5.0	3.0	3033	$2,500	$0.82	16d	1	0.03mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	16d	1	0.09mi
352 Sandbach Rd Columbia, SC	4.0	2.5	1976	$2,300	$1.16	16d	1	1.40mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	16d	1	1.42mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	16d	1	1.43mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gas

Listing history 5 events

1. 2026-05-06
   status Pending
2. 2026-04-21
   historical Active - Contingent
3. 2026-04-01
   listed $280,000 Active
4. 2023-07-09
   listed $268,525
5. 2023-04-20
   soldstatus $637,700

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $29,334
• − Mortgage interest: −$15,684
• − Property taxes: −$2,168
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − HOA: −$300
• − Depreciation: −$8,145
• Taxable loss: −$3,057
• Est. tax savings @ 24.0%: +$734
• After-tax cash flow: $2,419/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

• County: Richland County · 389,530 people
• City population: 12,538
• Metro: Columbia, SC
• Population (ZIP): 12,538
• Household income: $60,307
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 236.0

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 Black (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -57.44%
• Current HPI: 194.8986
• Rent YoY: —
• 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

-56.1% since first listed

5 events — show timeline

• 2026-05-06 Pending — Consolidated MLS
• 2026-04-21 Contingent — Consolidated MLS
• 2026-04-01 Listed $280,000 Consolidated MLS
• 2023-07-09 Listed $268,525 Consolidated MLS
• 2023-04-20 Sold (Public Records) $637,700 Public Records

Property tax history

+1452.1%/yr

Latest (2025): $2,168 · +4.3% YoY. Source: county tax records.