1217 Jensen St · West Columbia, SC 29169-6409

$175,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 45 Days on market

Built 1955 6,969 sqft lot Est $228k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Appreciation +5.0/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Close to downtown and the River District, this well-maintained all-brick ranch in West Columbia offers 3 bedrooms, 1 bath, and hardwood floors throughout. Enjoy a fully fenced yard, brick storage shed, and updates including HVAC and roof (2019). Tucked on a quiet no-through street with skyline views from the kitchen, and just minutes to the new Colite City development, downtown, the Vista, USC, I-26, and I-20 - plus an easy walk to Triangle City shops and dining. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 6,969 sq ft lot
• Built 1955
• Listed 44 days

Property features AI

Finance

• Other: Cable TV available

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick exterior above foundation; Crawlspace foundation
• Exterior features: Covered front porch; Rear chain-link fence

Interior

• Kitchen: Eat-in kitchen; Formica countertops; Stained wood cabinets; Dishwasher; Free-standing range
• Bedrooms: Master bedroom (main) with private closet; shared bath; Second bedroom (main) with private closet; shared bath, tub/shower; Third bedroom (main) with private closet; shared bath, tub/shower
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic access; Hardwood floors in great room and bedrooms; Ceiling fans in great room and bedrooms
• Laundry & utility: Main-level laundry in closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-46 ($-552/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (24.8% below list).
• Recommended offer: $132k (24.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#168 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D, crime F.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $150k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,669 (24.8% 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 45 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $227,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 D Ave	0.47mi	2/1.0 (-1)	1,050 (+1%)	10mo	$230,000	$219	63

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: 6.4%
• Equity multiple: 1.37×
• Total profit: $18,095
• Equity at exit: $78,688

10-year hold

• IRR: 9.3%
• Equity multiple: 2.40×
• Total profit: $68,474
• Equity at exit: $121,267

Cash invested: $49,000 (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 29169-6409

• Active inventory: 1
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$918
• Tax from tax record: −$96 /mo · $1,147/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-46

Break-even live

Break-even rent $1,375

Max offer price $166,872

Occupancy floor 98%

Sensitivity live

Price	-10% $53	-5% $4	+0% $-46	+5% $-96	+10% $-145
Rent	-10% $-150	-5% $-98	+0% $-46	+5% $6	+10% $58
Rate	-1.0pp $42	-0.5pp $-2	base $-46	+0.5pp $-91	+1.0pp $-137

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 N Parson St West Columbia, SC	2.0	1.0	1000	$1,300	$1.30	4d	1	0.11mi
302 Koon St Unit C West Columbia, SC	2.0	1.5	1150	$1,200	$1.04	4d	1	0.33mi
614 North St West Columbia, SC	2.0	1.0	870	$945	$1.09	4d	1	0.40mi
506 Wall St West Columbia, SC	2.0	1.0	1256	$1,200	$0.96	24d	1	0.41mi
506 N Line St Unit A West Columbia, SC	2.0	1.0	820	$1,199	$1.46	15d	1	0.47mi
506 N Line St Unit A West Columbia, SC	2.0	1.0	820	$1,100	$1.34	12d	1	0.47mi
506 N Line St West Columbia, SC	2.0	1.0	820	$1,200	$1.46	24d	1	0.47mi
506 N Line St West Columbia, SC	2.0	1.0	820	$1,200	$1.46	12d	1	0.47mi
901 Center St West Columbia, SC	3.0	1.0	1348	$1,795	$1.33	24d	1	0.51mi
304 S Marble St West Columbia, SC	2.0	1.0	900	$1,450	$1.61	15d	1	0.64mi
306 S Marble St Unit 1 West Columbia, SC	3.0	2.0	950	$2,200	$2.32	15d	1	0.64mi
766 Augusta St Unit B3 West Columbia, SC	2.0	1.0	750	$1,150	$1.53	24d	1	0.66mi
332 Guilford St West Columbia, SC	3.0	1.0	958	$1,550	$1.62	22d	1	0.68mi
208 S Cromwell St Apt E West Columbia, SC	2.0	1.5	1000	$1,200	$1.20	15d	1	0.73mi
221 S Lucas St West Columbia, SC	2.0	1.0	1050	$1,185	$1.13	24d	1	0.84mi
800 Comanchee Trl Unit C3 West Columbia, SC	2.0	1.0	840	$985	$1.17	24d	1	0.84mi
100 Riverbend Dr West Columbia, SC	1.0–3.0	1.0–2.0	821	$1,445	$1.76	24d	1	0.86mi
1713 Crapps Ave West Columbia, SC	2.0	1.0	925	$1,095	$1.18	15d	1	0.86mi
1713 Crapps Ave Unit 1 West Columbia, SC	2.0	1.0	925	$1,095	$1.18	20d	1	0.86mi
524 Wessinger St West Columbia, SC	2.0	1.5	900	$1,300	$1.44	22d	1	0.93mi
528 Wessinger St West Columbia, SC	2.0	1.0	800	$1,095	$1.37	12d	1	0.96mi
614 Wessinger St West Columbia, SC	2.0	1.0–1.5	1012	$960	$0.95	24d	2	1.02mi
1639 North Ave West Columbia, SC	2.0	1.5	900	$1,150	$1.28	24d	1	1.02mi
504 State St West Columbia, SC	2.0	1.0	1000	$1,500	$1.50	4d	1	1.12mi
127 State St West Columbia, SC	1.0–2.0	1.0–2.0	975	$2,390	$2.45	4d	9	1.20mi
800 Alexander Rd Cayce, SC	2.0	2.0	800	$870	$1.09	24d	1	1.27mi
246 Dreher Rd West Columbia, SC	2.0	1.0	800	$1,400	$1.75	15d	1	1.27mi
326 Hudson St West Columbia, SC	2.0	1.0	1187	$1,075	$0.91	24d	1	1.29mi
320 Dreher Rd Unit 5 West Columbia, SC	2.0	1.0	1000	$1,000	$1.00	24d	1	1.30mi
1736 12th St Unit 1754 Cayce, SC	2.0	1.5	868	$1,250	$1.44	4d	1	1.35mi
336 Gum Swamp Trl West Columbia, SC	3.0	2.5	1350	$2,500	$1.85	24d	1	1.40mi
111 Knox Abbott Dr Cayce, SC	1.0–2.0	1.0–2.0	1103	$2,539	$2.30	4d	12	1.43mi

Listing history 25 events

1. 2026-06-21
   days on market $175,000 Active 45 DOM
2. 2026-06-18
   days on market $175,000 Active 42 DOM
3. 2026-06-17
   days on market $175,000 Active 41 DOM
4. 2026-06-16
   days on market $175,000 Active 40 DOM
5. 2026-06-15
   days on market $175,000 Active 39 DOM
6. 2026-06-14
   days on market $175,000 Active 37 DOM
7. 2026-06-13
   days on market $175,000 Active 36 DOM
8. 2026-06-10
   days on market $175,000 Active 34 DOM
9. 2026-06-09
   days on market $175,000 Active 33 DOM
10. 2026-06-08
    days on market $175,000 Active 32 DOM
11. 2026-06-07
    days on market $175,000 Active 31 DOM
12. 2026-06-05
    days on market $175,000 Active 28 DOM
13. 2026-06-03
    days on market $175,000 Active 27 DOM
14. 2026-06-03
    days on market $175,000 Active 26 DOM
15. 2026-06-02
    days on market $175,000 Active 25 DOM
16. 2026-05-31
    days on market $175,000 Active 24 DOM
17. 2026-05-08
    listed $175,000 Active
18. 2025-10-28
    historical $1,650
19. 2025-08-28
    listed $1,650
20. 2025-05-09
    listed $175,000 Active
21. 2023-08-25
    soldstatus $150,000
22. 2023-08-05
    status Pending
23. 2023-08-04
    listed $150,000 Active
24. 2004-03-12
    soldstatus $64,000
25. 2000-11-17
    soldstatus $52,600

ⓘ 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: $1,147 · $96/mo
• Projected year-2 tax: $1,147 · $96/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $15,800
• − Mortgage interest: −$9,803
• − Property taxes: −$1,147
• − Insurance: −$875
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$5,091
• Taxable loss: −$3,643
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $322/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: Lexington 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — West Columbia

• Score: 63/100
• State rank: #168
• US rank: #15166

Category grades

Amenities C Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Columbia, SC

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+232.7% since first listed

9 events — show timeline

• 2026-05-08 Listed $175,000 Consolidated MLS
• 2025-10-28 Rental Removed $1,650 Avail
• 2025-08-28 Listed for Rent $1,650 Avail
• 2025-05-09 Listed $175,000 Consolidated MLS
• 2023-08-25 Sold (Public Records) $150,000 Public Records
• 2023-08-05 Pending — Consolidated MLS
• 2023-08-04 Listed $150,000 Consolidated MLS
• 2004-03-12 Sold (Public Records) $64,000 Public Records
• 2000-11-17 Sold (Public Records) $52,600 Public Records

Property tax history

+6.1%/yr

Latest (2024): $1,147 · +80.9% YoY. Source: county tax records.