1604 Dalloz Rd Unit B · Forest Acres, SC 29204

$109,900

2 bd · 1.0 ba · 1,143 sqft · Condo public records · 80 Days on market

Built 1966 $307/mo HOA · 23% of rent

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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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 1-bath upstairs condo in the desirable Williamsburg Square community in Forest Acres, SC. Ideally situated near the exciting new Richland Mall redevelopment, you’ll enjoy easy access to a growing selection of shopping, dining, and entertainment options. This light-filled unit offers a warm and inviting living room featuring classic parquet flooring (except beneath the current rug), creating timeless character and charm. The kitchen includes a dedicated dining area, perfect for everyday meals or casual entertaining. Convenience is key with this location—just minutes from Trader Joe’s, Publix, and Lowes Foods, making errands quick and easy

Key facts

• Upstairs condo
• $307 HOA
• 2 parking spots

Tags

• UPSTAIRS CONDO
• WILLIAMSBURG SQUARE COMMUNITY
• DEDICATED DINING AREA
• CLASSIC PARQUET FLOORING
• EASY ACCESS TO SHOPPING
• HOA FEE COVERS GROUNDS UPKEEP

Property features AI

Finance

• Other: Directions: Forest Drive to Dalloz; park in the second parking lot on the right, lockbox on column by front door.
• HOA & community: Property is part of an association

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer
• Home design: Single-story home; House faces north
• Construction: Crawlspace foundation
• Exterior features: Brick exterior on all sides above the foundation; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom located on the main level
• Bathrooms: One full bathroom
• Interior features: Central heating and central cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $-17 ($-202/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (2.2% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#39 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: crime D, amenities F, commute 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: Bradley Elementary (math 22% / reading 32%, grade F, #421 of 597 statewide, top 73%, 437 students, 100% FRL); Crayton Middle (math 48% / reading 64%, grade B-, #23 of 229 statewide, top 10%, 905 students, 100% FRL); A. C. Flora High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 1,352 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 31% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Richland 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 115 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% of the median local income ($50k/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 $760 of loan paydown is wiped out by about $3k 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 80 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $73k; list at $110k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $103,306 (6.0% 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 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is D 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.21% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.47×
• Total profit: $-16,317
• Equity at exit: $16,386

10-year hold

• IRR: -2.0%
• Equity multiple: 0.85×
• Total profit: $-4,737
• Equity at exit: $9,502

Cash invested: $30,772 (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 29204

• Home prices YoY: -34.9%
• Rents YoY: 4.7%
• Active inventory: 115
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$307
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-17

Break-even live

Break-even rent $1,350

Max offer price $107,469

Occupancy floor 96%

Sensitivity live

Price	-10% $59	-5% $21	+0% $-17	+5% $-55	+10% $-93
Rent	-10% $-122	-5% $-69	+0% $-17	+5% $36	+10% $88
Rate	-1.0pp $39	-0.5pp $11	base $-17	+0.5pp $-45	+1.0pp $-74

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Cherry Laurel Dr Unit 18005 Columbia, SC	2.0	1.0	960	$895	$0.93	25d	1	0.41mi
2050 N Beltline Blvd Columbia, SC	1.0–2.0	1.0–1.5	831	$1,042	$1.25	16d	6	0.43mi
3232 Brookwood Ct Unit A Columbia, SC	2.0	1.0	800	$1,000	$1.25	25d	1	0.57mi
3202 Colin Kelly Dr Columbia, SC	2.0	1.0	756	$825	$1.09	25d	1	0.58mi
151 Renaissance Way Columbia, SC	3.0	2.0	1200	$1,400	$1.17	25d	1	0.60mi
3431 Covenant Rd Columbia, SC	1.0–3.0	1.0–1.5	950	$1,016	$1.07	25d	1	0.68mi
4215 Bethel Church Rd Columbia, SC	1.0–3.0	1.0–2.0	962	$1,222	$1.27	25d	1	0.72mi
3040 Girardeau Ave Columbia, SC	3.0	1.5	1400	$2,150	$1.54	16d	1	0.73mi
3040 Girardeau Ave Columbia, SC	3.0	1.5	1400	$2,150	$1.54	25d	1	0.73mi
3117 Quitman St Columbia, SC	3.0	2.0	1500	$1,750	$1.17	25d	1	0.81mi
4214 Bethel Church Rd Columbia, SC	2.0–3.0	1.0–2.0	1068	$1,199	$1.12	13d	9	0.82mi
2834 Keats St Columbia, SC	3.0	2.0	921	$2,250	$2.44	16d	1	0.92mi
1421 Shirley St Columbia, SC	1.0	1.0	750	$750	$1.00	16d	1	1.23mi
3111 Kline St Columbia, SC	2.0	2.0	950	$1,850	$1.95	25d	1	1.43mi
1115 Carter St Columbia, SC	1.0–2.0	1.0	854	$1,405	$1.65	25d	1	1.46mi

HOA detail condo

• Monthly dues: $307 · $3,684/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $109,900 Active 80 DOM
2. 2026-06-18
   days on market $109,900 Active 77 DOM
3. 2026-06-17
   days on market $109,900 Active 76 DOM
4. 2026-06-16
   days on market $109,900 Active 75 DOM
5. 2026-06-15
   days on market $109,900 Active 74 DOM
6. 2026-06-14
   days on market $109,900 Active 72 DOM
7. 2026-06-10
   days on market $109,900 Active 69 DOM
8. 2026-06-09
   days on market $109,900 Active 68 DOM
9. 2026-06-08
   days on market $109,900 Active 67 DOM
10. 2026-06-07
    days on market $109,900 Active 66 DOM
11. 2026-06-03
    days on market $109,900 Active 62 DOM
12. 2026-06-03
    days on market $109,900 Active 61 DOM
13. 2026-06-01
    days on market $109,900 Active 60 DOM
14. 2026-05-31
    days on market $109,900 Active 59 DOM
15. 2026-04-24
    price $109,900
16. 2026-04-01
    listed $120,000 Active
17. 2005-06-20
    soldstatus $73,000
18. 2001-08-20
    soldstatus $62,000
19. 1996-06-10
    soldstatus $45,900
20. 1987-02-01
    soldstatus $40,000
21. 1979-11-01
    soldstatus $30,200

ⓘ 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: $15,945
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − HOA: −$3,684
• − Depreciation: −$3,197
• Taxable loss: −$1,842
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $240/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 — Forest Acres

• Score: 73/100
• State rank: #39
• US rank: #5064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Acres, SC
• County: Richland County · 389,530 people
• City population: 20,054
• Metro: Columbia, SC
• Population (ZIP): 18,159
• Household income: $50,189
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1045.0

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 0.57)
• Race & ethnicity: Black 48% White 44% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 2% Tagalog/Filipino 1% Arabic 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: ▼ -104.76%
• Current HPI: 195.2246
• Rent YoY: ▲ 4.73%
• 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

+263.9% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $109,900 Consolidated MLS
• 2026-04-01 Listed $120,000 Consolidated MLS
• 2005-06-20 Sold (Public Records) $73,000 Public Records
• 2001-08-20 Sold (Public Records) $62,000 Public Records
• 1996-06-10 Sold (Public Records) $45,900 Public Records
• 1987-02-01 Sold (Public Records) $40,000 Public Records
• 1979-11-01 Sold (Public Records) $30,200 Public Records

Property tax history

-10.0%/yr

Latest (2025): $140 · +3.7% YoY. Source: county tax records.