203 Autumn Run Cir · Columbia, SC 29229

$215,000

2 bd · 2.0 ba · 1,194 sqft · Townhouse public records · 51 Days on market

Built 2001 6,534 sqft lot

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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 +13.1/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice patio home located in the Autumn Run Subdivision in the Summit. This home comes with 2 bedrooms and 2 full bathrooms. Private master suite with trey ceiling and walk in closet. Family room with vaulted ceiling and fireplace. Laminate wood flooring throughout the home. Front yard maintenance included. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Private master suite
• Patio home
• Walk in closet

Tags

• PATIO HOME
• AUTUMN RUN SUBDIVISION
• PRIVATE MASTER SUITE
• WALK IN CLOSET
• LAMINATE WOOD FLOORING

Property features AI

Finance

• HOA & community: Community association (association fee covers common area maintenance and landscaping)

Exterior

• Parking: Attached garage (1 car); One total parking space
• Utilities: Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Privacy wood fence; Paved road access; Public water

Interior

• Kitchen: Convection range
• Bedrooms: Master bedroom on main level; Second bedroom on main level
• Flooring: Laminate flooring in great room
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump serving the first level; Central cooling
• Interior features: Vaulted ceilings; Ceiling fan; One wood-burning fireplace; Convection range
• Laundry & utility: Washer and dryer on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-7 ($-81/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (21.7% below list).
• Recommended offer: $168k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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.
• Zoned schools: Rice Creek Elementary (math 36% / reading 34%, grade F, #339 of 597 statewide, top 57%, 737 students, 76% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 68% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 417 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $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 51 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,403 (21.7% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.78% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-35,655
• Equity at exit: $32,057

10-year hold

• IRR: -9.0%
• Equity multiple: 0.45×
• Total profit: $-33,180
• 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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 417
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-7

Break-even live

Break-even rent $1,693

Max offer price $213,813

Occupancy floor 95%

Sensitivity live

Price	-10% $115	-5% $54	+0% $-7	+5% $-68	+10% $-128
Rent	-10% $-140	-5% $-73	+0% $-7	+5% $60	+10% $126
Rate	-1.0pp $102	-0.5pp $48	base $-7	+0.5pp $-62	+1.0pp $-119

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	4d	1	0.18mi
3 Glen Knoll Ct Columbia, SC	3.0	2.0	1320	$1,699	$1.29	13d	1	0.61mi
1214 Waverly Place Ln Columbia, SC	3.0	2.0	1152	$1,800	$1.56	13d	1	0.64mi
225 Lawson Dr Columbia, SC	2.0	2.0	1288	$1,580	$1.23	25d	1	0.72mi
1116 Waverly Place Ln Columbia, SC	3.0	2.0	1428	$1,875	$1.31	16d	1	0.72mi
4920 Hard Scrabble Rd Columbia, SC	1.0	1.0	946	$869	$0.92	4d	1	0.81mi
214 Elders Pond Dr Columbia, SC	3.0	2.5	1400	$1,350	$0.96	13d	1	0.87mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	21d	1	1.04mi
4500 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1031	$1,348	$1.31	4d	4	1.22mi
20 Helton Dr Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,584	$1.36	4d	38	1.34mi
5324 Hard Scrabble Rd Blythewood, SC	1.0–2.0	1.0–2.0	992	$1,915	$1.93	4d	59	1.49mi

Listing history 17 events

1. 2026-06-22
   days on market $215,000 Active 51 DOM
2. 2026-06-18
   days on market $215,000 Active 48 DOM
3. 2026-06-17
   days on market $215,000 Active 47 DOM
4. 2026-06-16
   days on market $215,000 Active 46 DOM
5. 2026-06-15
   days on market $215,000 Active 45 DOM
6. 2026-06-14
   days on market $215,000 Active 43 DOM
7. 2026-06-13
   days on market $215,000 Active 42 DOM
8. 2026-06-10
   days on market $215,000 Active 40 DOM
9. 2026-06-09
   days on market $215,000 Active 39 DOM
10. 2026-06-08
    days on market $215,000 Active 38 DOM
11. 2026-06-07
    days on market $215,000 Active 37 DOM
12. 2026-06-05
    days on market $215,000 Active 34 DOM
13. 2026-06-03
    days on market $215,000 Active 33 DOM
14. 2026-06-03
    days on market $215,000 Active 32 DOM
15. 2026-06-01
    days on market $215,000 Active 31 DOM
16. 2026-05-31
    days on market $215,000 Active 30 DOM
17. 2026-05-01
    listed $215,000 Active

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $1,440 · $120/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $20,208
• − Mortgage interest: −$12,043
• − Property taxes: −$1,440
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$6,255
• Taxable loss: −$3,838
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $841/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

• 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

Price history

1 event — show timeline

• 2026-05-01 Listed $215,000 Consolidated MLS

Property tax history

+2.5%/yr

Latest (2025): $1,440 · +45.0% YoY. Source: county tax records.