4724 Leaf Crest Ct · St. Andrews, SC 29212

$59,900

3 bd · 2.0 ba · 1,378 sqft · Condo public records · 79 Days on market

Built 1972 $179/mo HOA · 11% of rent ↓ 27% since listing

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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
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investor or 1st time homebuyer! This townhome has 3BR/1.5BA in a great location. All appliances included. Needs some TLC like painting, flooring, etc. Seller acquired the property in the delinquent tax sale and is conveying their tax deed via a quitclaim deed. Seller makes no warranties as to the condition of title. Cash offers only. 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

• $179 HOA
• Built 1972
• Listed 79 days

Property features AI

Finance

• HOA & community: Property is part of a homeowners association

Exterior

• Utilities: Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Partial brick exterior above foundation; Paved road access; Public water

Interior

• Bedrooms: Master bedroom located on the second floor
• Bathrooms: One full bathroom; One half bathroom; One additional partial bathroom
• Interior features: Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Pine Grove Elementary (math 24% / reading 15%, grade F, #496 of 597 statewide, top 83%, 541 students, 100% FRL); Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 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 soft (-0.2%/yr); 206 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $414 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 + 0.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.60% ✓
• Cap rate: 18.93%
• Cash-on-cash: 45.13%
• DSCR: 3.01
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 2.55×
• Total profit: $26,038
• Equity at exit: $8,931

10-year hold

• IRR: 43.0%
• Equity multiple: 4.42×
• Total profit: $57,318
• Equity at exit: $5,179

Cash invested: $16,772 (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 29212

• Rents YoY: -0.2%
• Active inventory: 206
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$314
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$25
• HOA: −$179
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $631

Break-even live

Break-even rent $759

Max offer price $59,900

Occupancy floor 55%

Sensitivity live

Price	-10% $665	-5% $648	+0% $631	+5% $614	+10% $597
Rent	-10% $508	-5% $569	+0% $631	+5% $692	+10% $754
Rate	-1.0pp $661	-0.5pp $646	base $631	+0.5pp $615	+1.0pp $599

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	22d	1	0.07mi
1335 Cactus Ave Columbia, SC	3.0	2.0	1155	$1,450	$1.26	15d	1	0.08mi
19 Grayson Grove Ct Columbia, SC	2.0	2.5	1600	$1,695	$1.06	24d	1	0.09mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	19d	1	0.22mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	24d	1	0.48mi
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	19d	1	0.58mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	12d	1	0.59mi
51 Heritage Village Ln Unit 1 Columbia, SC	2.0	2.0	1150	$1,400	$1.22	24d	1	0.72mi
14 Heritage Village Ln Columbia, SC	2.0	2.0	1100	$2,150	$1.95	24d	1	0.84mi
171 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	1.04mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$1,299	$1.40	24d	1	1.04mi
265 Timber Ct Columbia, SC	3.0	1.5	1000	$1,495	$1.50	22d	1	1.05mi
405 Hickory Hill Dr Unit 405 Columbia, SC	3.0	1.5	1400	$1,400	$1.00	24d	1	1.07mi
1008 Creekside Way Unit 1 Columbia, SC	2.0	2.0	1150	$1,295	$1.13	12d	1	1.21mi
1002 Creekside Way Columbia, SC	2.0	2.0	1200	$1,350	$1.12	15d	1	1.22mi
6007 Village Creek Dr Unit 6007 Columbia, SC	2.0	2.0	1300	$1,195	$0.92	24d	1	1.26mi
240 Jamil Rd #3 Columbia, SC	2.0	1.5	1027	$1,250	$1.22	24d	1	1.31mi
240 Jamil Rd Columbia, SC	2.0	1.5	1013	$1,172	$1.16	4d	2	1.31mi
121 Manorwood Ct Unit C Columbia, SC	2.0	1.5	1120	$1,095	$0.98	24d	1	1.33mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	19d	1	1.36mi
100 Fairforest Rd Columbia, SC	2.0	1.5	1150	$1,224	$1.06	4d	3	1.37mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	24d	5	1.38mi
408 Foxfire Dr Columbia, SC	1.0–3.0	1.0–2.0	1016	$1,225	$1.21	4d	7	1.38mi
105 Manorwood Ct Columbia, SC	2.0	1.5	1000	$1,150	$1.15	24d	1	1.39mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	24d	1	1.39mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	24d	1	1.41mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	3d	1	1.41mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	22d	1	1.41mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,335	$1.30	24d	13	1.46mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	24d	1	1.46mi

HOA detail condo

• Monthly dues: $179 · $2,148/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $59,900 Active 79 DOM
2. 2026-06-17
   days on market $59,900 Active 78 DOM
3. 2026-06-16
   days on market $59,900 Active 77 DOM
4. 2026-06-15
   days on market $59,900 Active 76 DOM
5. 2026-06-14
   days on market $59,900 Active 74 DOM
6. 2026-06-10
   days on market $59,900 Active 71 DOM
7. 2026-06-09
   days on market $59,900 Active 70 DOM
8. 2026-06-08
   days on market $59,900 Active 69 DOM
9. 2026-06-07
   days on market $59,900 Active 68 DOM
10. 2026-06-03
    days on market $59,900 Active 64 DOM
11. 2026-06-03
    days on market $59,900 Active 63 DOM
12. 2026-06-01
    days on market $59,900 Active 62 DOM
13. 2026-05-31
    days on market $59,900 Active 61 DOM
14. 2026-05-16
    price $65,900
15. 2026-05-08
    price $67,900
16. 2026-04-25
    price $69,900
17. 2026-04-14
    price $79,900
18. 2026-04-10
    status Active
19. 2026-04-09
    price $84,900
20. 2026-03-31
    listed $89,900 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: $981 · $82/mo
• Projected year-2 tax: $981 · $82/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 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,692
• − Mortgage interest: −$3,355
• − Property taxes: −$981
• − Insurance: −$300
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − HOA: −$2,148
• − Depreciation: −$1,743
• Taxable income: $7,175
• Est. tax owed @ 24.0%: −$1,722
• After-tax cash flow: $5,847/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 — St. Andrews

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Andrews, SC
• County: Lexington County · 232,571 people
• City population: 40,504
• Metro: Columbia, SC
• Population (ZIP): 27,657
• Household income: $77,142
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 863.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 25% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 3%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -139.55%
• Current HPI: 212.5173
• Rent YoY: ▼ -0.23%
• 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

-26.7% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $65,900 Consolidated MLS
• 2026-05-08 Price Changed $67,900 Consolidated MLS
• 2026-04-25 Price Changed $69,900 Consolidated MLS
• 2026-04-14 Price Changed $79,900 Consolidated MLS
• 2026-04-10 Relisted — Consolidated MLS
• 2026-04-09 Price Changed $84,900 Consolidated MLS
• 2026-03-31 Listed $89,900 Consolidated MLS

Property tax history

+9.4%/yr

Latest (2025): $981 · +2.3% YoY. Source: county tax records.