4084 Half Mast Loop · Columbia, SC 29229

$304,900

4 bd · 2.5 ba · 2,015 sqft · SingleFamily · 1 Days on market

Built 2026 Good condition 5,227 sqft lot $32/mo HOA · 1% of rent

---

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 +11.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

MOVE IN READY!!!! This is a Keystone C Floorplan. Experience the comfort and convenience of having the primary bedroom on the main level. The kitchen is a chef's delight, featuring stainless steel appliances, including a gas stove, dishwasher, microwave, and side-by-side refrigerator. White shaker cabinets, a stylish tiled backsplash, and sleek quartz countertops, with designer pendants. The main level boasts durable Mohawk RevWood laminate flooring, while the laundry room, bathrooms feature elegant, tiled flooring, and carpet areas boast an 8lb. pad for longer wear. Primary Bedroom on the main level, the spacious primary suite includes an oversized walk-in closet and a luxurious en-suite w

Key facts

• Walk-in closet
• Luxurious en-suite
• Gas stove

Tags

• PRIMARY BEDROOM ON MAIN LEVEL
• STAINLESS STEEL APPLIANCES
• GAS STOVE
• WALK-IN CLOSET
• LUXURIOUS EN-SUITE
• DUAL VANITY SINKS

Property features AI

Finance

• Other: New construction warranty provided by builder; Driving directions available to the community
• HOA & community: Property is in a community with an association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Stone and vinyl exterior finish; Lot located in numbered community lot (Lot 226)
• Construction: Slab foundation
• Exterior features: Full gutters; Uncovered front porch; Covered back porch; Paved road access; Community sidewalk

Interior

• Kitchen: Kitchen island with nook and pantry; Quartz countertops with tiled backsplash; Laminate flooring in kitchen
• Bedrooms: Primary bedroom on main level with private bath, double vanity, separate shower, walk-in closet, and carpeted floors; Bedroom 2 on second level with shared bath, double vanity, tub/shower, walk-in closet, and carpeted floors; Bedroom 3 on second level with shared bath, double vanity, tub/shower, walk-in closet, and carpeted floors; Bedroom 4 on second level with shared bath, double vanity, tub/shower, walk-in closet, and carpeted floors
• Flooring: Carpet in bedrooms; Laminate flooring in great room and kitchen
• Bathrooms: Two full bathrooms and one partial (one main full bath and one main half bath noted); Secondary full bath on second level
• Heating & cooling: Central cooling; Heat pump serving first and second levels; Gas heating on first and second levels; Zoned heating
• Interior features: Ceiling fans throughout; Attic with pull-down access; Garage door opener
• Laundry & utility: Tankless water heater; Gas water heater (listed alongside tankless); Icemaker

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (15.8% below list).
• Recommended offer: $257k (15.8% below list) — sets the bar for 1% rule.

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: Pontiac Elementary (math 39% / reading 35%, grade F, #315 of 597 statewide, top 55%, 724 students, 68% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 41% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 42% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $256,732 (15.8% 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. 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: 0.84% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 9.9

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-56,902
• Equity at exit: $45,462

10-year hold

• IRR: -12.0%
• Equity multiple: 0.29×
• Total profit: $-60,411
• Equity at exit: $26,362

Cash invested: $85,372 (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: 406
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,567 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,574/yr
• Insurance: −$127
• HOA: −$32
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-111

Break-even live

Break-even rent $2,708

Max offer price $288,851

Occupancy floor 99%

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 Semoran Way Columbia, SC	3.0–4.0	2.5	1488	$2,775	$1.86	2d	16	0.44mi
837 Peony LN Columbia, SC	3.0	2.5	1996	$2,500	$1.25	21d	1	0.67mi
1074 Cornelia St Elgin, SC	3.0	2.5	1432	$1,995	$1.39	3d	1	1.29mi
1315 Montford Dr Elgin, SC	4.0	3.0	1959	$2,300	$1.17	14d	1	1.30mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: gas

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $304,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,808
• − Mortgage interest: −$17,079
• − Property taxes: −$4,574
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,465
• − Management: −$2,465
• − HOA: −$384
• − Depreciation: −$8,870
• Taxable loss: −$6,552
• Est. tax savings @ 24.0%: +$1,573
• After-tax cash flow: $242/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready home features a Keystone C floorplan with a primary bedroom on the main level, stainless steel appliances, and laminate flooring. It is in good condition with minor cosmetic updates needed.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Columbia, SC
• 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

• 2026-06-18 Listed $304,900 Consolidated MLS