13 Gatewood Way · Columbia, SC 29229

$200,000

3 bd · 3.0 ba · 1,225 sqft · SingleFamily public records · 47 Days on market

Built 2004 Est $140k · 43% over

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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 +18.8/30.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this lovely well-kept 3-bedroom, 2.5 bath home in a convenient and highly accessible area! This charming home offers a functional layout, and comfortable living space. Enjoy being just minutes from shopping, grocery, restaurants, and entertainment! All appliances included except for the washer and dryer. Full security system in place for new owner to take over. Great opportunity for buyers looking for comfort, convenience, and a move-in ready feel! Buyer to verify all pertinent information. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Full security system
• Appliances included
• Functional layout

Tags

• FULL SECURITY SYSTEM
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING SPACE
• MINUTES FROM SHOPPING
• APPLIANCES INCLUDED

Property features AI

Finance

• HOA & community: Property has an association

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewer; Public water
• Home design: Single-family property
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access; Public water

Interior

• Bedrooms: Master bedroom located on the second floor; Second bedroom located on the second floor; Third bedroom located on the second floor
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom on the main level
• Heating & cooling: Central heating; Central cooling
• Interior features: Central heating and central air conditioning
• Laundry & utility: Washer and dryer located on the second floor

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $202 ($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 $187k (6.4% below list).
• Recommended offer: $187k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.0% 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 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: North Springs Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 703 students, 78% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 69% FRL vs 38% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 30% 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 $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 47 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $187,265 (6.4% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $139,650
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Curvewood Rd	0.10mi	3/2.5	1,352 (+10%)	8mo	$154,000	$114	69

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-19,948
• Equity at exit: $29,821

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,425
• Equity at exit: $17,292

Cash invested: $56,000 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $202

Break-even live

Break-even rent $1,617

Max offer price $200,000

Occupancy floor 84%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 N Crossing Dr Columbia, SC	3.0	2.0	1302	$1,799	$1.38	23d	1	0.71mi
112 Turnstone Way Columbia, SC	3.0	2.0	1145	$1,779	$1.55	2d	1	0.71mi
1214 Waverly Place Ln Columbia, SC	3.0	2.0	1152	$1,800	$1.56	11d	1	0.86mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	19d	1	0.92mi
1116 Waverly Place Ln Columbia, SC	3.0	2.0	1428	$1,875	$1.31	14d	1	0.94mi
440 Town Center Pl Columbia, SC	1.0–2.0	1.0–2.0	1016	$2,610	$2.57	3d	17	0.98mi
214 Elders Pond Dr Columbia, SC	3.0	2.5	1400	$1,350	$0.96	11d	1	1.08mi
3 Glen Knoll Ct Columbia, SC	3.0	2.0	1320	$1,699	$1.29	11d	1	1.17mi
4500 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1031	$1,455	$1.41	2d	4	1.18mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	2d	1	1.28mi
136 Westport Dr Columbia, SC	3.0	2.0	1303	$1,769	$1.36	21d	1	1.45mi
108 Quinton Ln Columbia, SC	3.0	2.0	1052	$1,749	$1.66	21d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $200,000 Active 47 DOM
2. 2026-06-17
   days on market $200,000 Active 46 DOM
3. 2026-06-16
   days on market $200,000 Active 45 DOM
4. 2026-06-15
   days on market $200,000 Active 44 DOM
5. 2026-06-14
   days on market $200,000 Active 42 DOM
6. 2026-06-13
   days on market $200,000 Active 41 DOM
7. 2026-06-10
   days on market $200,000 Active 39 DOM
8. 2026-06-09
   days on market $200,000 Active 38 DOM
9. 2026-06-08
   days on market $200,000 Active 37 DOM
10. 2026-06-07
    days on market $200,000 Active 36 DOM
11. 2026-06-05
    days on market $200,000 Active 33 DOM
12. 2026-06-03
    days on market $200,000 Active 32 DOM
13. 2026-06-03
    days on market $200,000 Active 31 DOM
14. 2026-06-01
    days on market $200,000 Active 30 DOM
15. 2026-05-31
    days on market $200,000 Active 29 DOM
16. 2026-05-13
    price $200,000
17. 2026-05-02
    listed $211,000 Active
18. 2022-09-29
    historical
19. 2022-09-27
    price $185,500
20. 2022-08-23
    listed $199,000 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,472
• − Mortgage interest: −$11,203
• − Property taxes: −$1,745
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$5,818
• Taxable loss: −$890
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $2,635/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

+0.5% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $200,000 Consolidated MLS
• 2026-05-02 Listed $211,000 Consolidated MLS
• 2022-09-29 Delisted — Consolidated MLS
• 2022-09-27 Price Changed $185,500 Consolidated MLS
• 2022-08-23 Listed $199,000 Consolidated MLS

Property tax history

-4.5%/yr

Latest (2025): $1,745 · +3.6% YoY. Source: county tax records.