3805 Trotter Rd · Columbia, SC 29209

$155,000

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 32 Days on market

Built 1972 9,583 sqft lot

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Why this score? — see what drove the C 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming brick ranch-style home featuring 3 bedrooms and 1.5 bathrooms with a functional layout and timeless appeal. Enjoy a spacious yard perfect for outdoor entertaining, gardening, or relaxing. Conveniently located near shopping, dining, schools, and everyday amenities, this property is a great opportunity for first-time homebuyers, downsizers, or investors alike. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Spacious yard
• Outdoor entertaining
• Conveniently located

Tags

• BRICK RANCH STYLE HOME
• SPACIOUS YARD
• OUTDOOR ENTERTAINING
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Cable TV available

Exterior

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

Interior

• Kitchen: Eat-in kitchen; Formica countertops; Stained wood cabinets; Luxury vinyl plank flooring; Free-standing gas range; Refrigerator included
• Bedrooms: Master bedroom on main level with private bath and luxury vinyl plank flooring; Bedroom 2 on main level with shared bath and luxury vinyl plank flooring; Bedroom 3 on main level with shared bath and luxury vinyl plank flooring
• Flooring: Luxury vinyl plank flooring throughout main living areas and bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smoke detector; Pull-down attic access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 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: Caughman Road Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 707 students, 100% FRL); Hopkins Middle (math 8% / reading 17%, grade F, #213 of 229 statewide, top 94%, 493 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 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 rising (+2.1%/yr); 298 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 35% of the median local income ($59k/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 $5k 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 32 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $43k; list at $155k implies a 260% gain — meaningful room to come down on a strong offer.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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: 1.10% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,654
• Equity at exit: $23,111

10-year hold

• IRR: 5.8%
• Equity multiple: 1.41×
• Total profit: $17,953
• Equity at exit: $13,402

Cash invested: $43,400 (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 29209

• Rents YoY: 2.1%
• Active inventory: 298
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$813
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $346

Break-even live

Break-even rent $1,274

Max offer price $155,000

Occupancy floor 75%

Sensitivity live

Price	-10% $434	-5% $390	+0% $346	+5% $302	+10% $258
Rent	-10% $211	-5% $279	+0% $346	+5% $414	+10% $481
Rate	-1.0pp $424	-0.5pp $386	base $346	+0.5pp $306	+1.0pp $265

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Shoreditch Dr Columbia, SC	3.0	1.5	1056	$1,775	$1.68	25d	1	0.21mi
305 Shoreditch Dr Columbia, SC	3.0	1.5	1378	$1,586	$1.15	20d	1	0.22mi
302 Crooked Pine Ct Columbia, SC	3.0	2.0	1399	$1,883	$1.35	25d	1	0.42mi
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	25d	1	0.53mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	25d	1	0.75mi
4022 Ulmer Rd Columbia, SC	2.0–3.0	1.0–2.0	1202	$1,322	$1.10	20d	1	0.76mi
101 Shagbark Ave Columbia, SC	3.0	1.0	1000	$1,295	$1.29	20d	1	0.78mi
429 Mockernut Ln Columbia, SC	3.0	1.0	1010	$1,250	$1.24	25d	1	0.78mi
2705 Prince Charles Ct Columbia, SC	4.0	2.0	1466	$1,906	$1.30	25d	1	1.47mi

Listing history 19 events

1. 2026-06-21
   days on market $155,000 Active 32 DOM
2. 2026-06-18
   days on market $155,000 Active 29 DOM
3. 2026-06-17
   days on market $155,000 Active 28 DOM
4. 2026-06-16
   days on market $155,000 Active 27 DOM
5. 2026-06-15
   days on market $155,000 Active 26 DOM
6. 2026-06-14
   days on market $155,000 Active 24 DOM
7. 2026-06-10
   days on market $155,000 Active 21 DOM
8. 2026-06-09
   days on market $155,000 Active 20 DOM
9. 2026-06-08
   days on market $155,000 Active 19 DOM
10. 2026-06-07
    days on market $155,000 Active 18 DOM
11. 2026-06-03
    days on market $155,000 Active 14 DOM
12. 2026-06-03
    days on market $155,000 Active 13 DOM
13. 2026-06-01
    days on market $155,000 Active 12 DOM
14. 2026-05-31
    days on market $155,000 Active 11 DOM
15. 2026-05-18
    listed $155,000 Active
16. 2025-03-09
    historical $1,300
17. 2024-10-15
    listed $1,300
18. 2023-07-16
    historical
19. 1987-11-01
    soldstatus $43,000

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $1,549 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,547
• − Mortgage interest: −$8,682
• − Property taxes: −$1,549
• − Insurance: −$775
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$4,509
• Taxable income: $1,744
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $3,735/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 — 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): 38,041
• Household income: $58,772
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1716.0

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 0.62)
• Race & ethnicity: Black 48% White 39% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Arabic 1% Other Indo-European 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: ▼ -142.10%
• Current HPI: 205.5679
• Rent YoY: ▲ 2.08%
• 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

+260.5% since first listed

5 events — show timeline

• 2026-05-18 Listed $155,000 Consolidated MLS
• 2025-03-09 Rental Removed $1,300 APPFOLIO
• 2024-10-15 Listed for Rent $1,300 APPFOLIO
• 2023-07-16 Rental Removed — APPFOLIO
• 1987-11-01 Sold (Public Records) $43,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,549 · +2.7% YoY. Source: county tax records.