3048 Harborview Dr · Columbia, SC 29229

$190,000

3 bd · 2.5 ba · 1,250 sqft · Townhouse · 20 Days on market

Built 2026 Excellent condition 1,742 sqft lot Garage $152/sqft · 7% below area Est $205k · 7% under $118/mo HOA · 6% of rent

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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 +17.5/30.0
• ARV discount +10.8/15.0
• 1% rule +5.5/10.0
• DSCR +5.5/10.0
• Schools +5.5/10.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and beautifully appointed, this Laurens A interior townhome offers 3 bedrooms, 2.5 bathrooms, and a bright, welcoming open-concept design. The main level features a spacious great room, a cozy dining area, and a stylish kitchen complete with white shaker cabinetry, Luna Pearl granite countertops, driftwood luxury vinyl plank flooring, stainless steel appliances including a refrigerator, pendant lighting, and a generously sized pantry. Additional first-floor conveniences include window blinds throughout, a powder room, and a dedicated laundry area.

Key facts

• Open-concept design
• Stylish kitchen
• $118 HOA

Tags

• OPEN-CONCEPT DESIGN
• STYLISH KITCHEN
• WHITE SHAKER CABINETRY
• LUNA PEARL GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GENEROUSLY SIZED PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $190k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 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); 630 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 32% 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 20 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,150 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 7.9

CMA / ARV

• ARV (median comp): $205,197
• List price: $190,000
• Delta: -7.41%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2045 Armada Rd	0.70mi	3/2.5	1,362 (+9%)	3mo	$205,197	$151	50
2055 Armada Rd	0.68mi	3/2.5	1,362 (+9%)	7mo	$202,499	$149	48
364 E Arrowleaf Ln Unit L	1.01mi	3/2.0	1,218 (-3%)	35mo	$341,300	$280	39
1415 Ardennes Dr	0.62mi	2/2.0 (-1)	1,342 (+7%)	36mo	$227,500	$170	32
1017 Ashcroft Cir Unit SC29229	0.73mi	4/1.0 (+1)	1,160 (-7%)	28mo	$235,000	$203	23

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-21,826
• Equity at exit: $28,330

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-8,248
• Equity at exit: $16,428

Cash invested: $53,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 19 active · 51 under contract
• Months of supply: 114.0 mo (1%/mo absorbed)
• Median asking: $210,000 ($153/sqft)
• Median days on market: 41 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +7.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 630
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$118
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $145

Break-even live

Break-even rent $1,811

Max offer price $190,000

Occupancy floor 88%

Sensitivity live

Price	-10% $276	-5% $211	+0% $145	+5% $79	+10% $14
Rent	-10% $-13	-5% $66	+0% $145	+5% $224	+10% $303
Rate	-1.0pp $241	-0.5pp $193	base $145	+0.5pp $96	+1.0pp $46

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: $47,500
• Closing costs: $5,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3068 Harborview Dr Columbia, SC	3.0	2.5	1250	$1,799	$1.44	6d	1	0.03mi
1037 Astoria DR Columbia, SC	3.0	2.5	1363	$1,900	$1.39	99d	1	0.06mi
3022 Harborview Dr Columbia, SC	3.0	2.5	1288	$2,000	$1.55	0d	1	0.07mi
1052 Astoria Dr Columbia, SC	3.0	2.5	1250	$1,925	$1.54	62d	1	0.15mi
1032 Cornelia St Elgin, SC	3.0	2.5	1432	$2,000	$1.40	5d	1	0.38mi
1054 Cornelia St Elgin, SC	3.0	2.0	1432	$1,900	$1.33	9d	1	0.40mi
1074 Cornelia St Elgin, SC	3.0	2.5	1432	$1,945	$1.36	88d	1	0.44mi
15 Attucks Ct Elgin, SC	3.0	2.0	1616	$1,899	$1.18	62d	1	0.48mi
1425 Ardennes Dr Elgin, SC	3.0	3.0	1614	$2,200	$1.36	4d	1	0.57mi
1102 Semoran Way Columbia, SC	3.0–4.0	2.5	1488	$1,731	$1.16	0d	14	0.86mi
4415 Percival Rd Columbia, SC	1.0–3.0	1.0–2.0	1112	$2,317	$2.08	0d	20	0.93mi
840 Sparkleberry Ln Columbia, SC	1.0–3.0	1.0–2.0	1118	$2,039	$1.82	0d	16	1.46mi

Property features AI

Finance

• Other: New construction warranty provided by builder
• HOA & community: Homeowners association presentAssociation maintains common areas, exteriors and front yardsCommunity amenities include playground, pool, sidewalks, street lights and green areas

Exterior

• Parking: Detached or garage information not provided
• Security: Smoke detector
• Utilities: Public waterPublic sewerThermopane windows
• Home design: Two-story homeHouse faces eastVinyl exterior finish
• Construction: Slab foundation
• Exterior features: Uncovered back porchPatioFull sprinkler systemFull gutter systemWood privacy fence

Interior

• Kitchen: Eat-in kitchen with pantryPainted cabinetsQuartz countertopsRecessed lightingDishwasherMicrowave above stoveSelf-cleaning smooth-surface range
• Bedrooms: Master suite with private bath, double vanity and walk-in closet (Second level)Bedroom 2 with private closet and shared bath (Second level)Bedroom 3 with private closet and shared bath (Second level)
• Flooring: Luxury vinyl plank flooring throughout main living areas and bedroomsCarpet in bedrooms
• Bathrooms: Two full bathroomsOne half bathroomTwo additional full secondary bathrooms
• Heating & cooling: Central coolingElectric heating with heat pumps on both levelsSplit system with zoned heating/cooling
• Interior features: Ceiling fansSmoke detectorPull-down attic accessGreat room with luxury vinyl plank flooring
• Laundry & utility: Main-level utility/laundry roomElectric water heater

Listing history 50 events

1. 2026-09-24
   days on market $190,000 Active 20 DOM
2. 2026-09-23
   days on market $190,000 Active 19 DOM
3. 2026-09-22
   days on market $190,000 Active 18 DOM
4. 2026-09-21
   days on market $190,000 Active 17 DOM
5. 2026-09-20
   days on market $190,000 Active 16 DOM
6. 2026-09-19
   days on market $190,000 Active 15 DOM
7. 2026-09-18
   days on market $190,000 Active 14 DOM
8. 2026-09-17
   days on market $190,000 Active 13 DOM
9. 2026-09-16
   days on market $190,000 Active 12 DOM
10. 2026-09-15
    days on market $190,000 Active 11 DOM
11. 2026-09-14
    days on market $190,000 Active 10 DOM
12. 2026-09-13
    days on market $190,000 Active 9 DOM
13. 2026-09-12
    days on market $190,000 Active 8 DOM
14. 2026-09-11
    days on market $190,000 Active 7 DOM
15. 2026-09-04
    days on marketlisting id $190,000 Active 1 DOM
16. 2026-09-04
    days on market $190,000 Active 91 DOM
17. 2026-09-03
    days on market $190,000 Active 90 DOM
18. 2026-08-31
    days on market $190,000 Active 87 DOM
19. 2026-08-30
    days on market $190,000 Active 86 DOM
20. 2026-08-29
    days on market $190,000 Active 85 DOM
21. 2026-08-28
    price $190,000 Active 84 DOM
22. 2026-08-28
    days on market $205,000 Active 84 DOM
23. 2026-08-27
    days on market $205,000 Active 83 DOM
24. 2026-08-26
    days on market $205,000 Active 82 DOM
25. 2026-08-25
    days on market $205,000 Active 81 DOM
26. 2026-08-24
    days on market $205,000 Active 80 DOM
27. 2026-08-23
    days on market $205,000 Active 79 DOM
28. 2026-08-22
    days on market $205,000 Active 78 DOM
29. 2026-08-21
    days on market $205,000 Active 77 DOM
30. 2026-08-20
    days on market $205,000 Active 76 DOM
31. 2026-08-19
    days on market $205,000 Active 75 DOM
32. 2026-08-18
    days on market $205,000 Active 74 DOM
33. 2026-08-17
    days on market $205,000 Active 73 DOM
34. 2026-08-16
    days on market $205,000 Active 72 DOM
35. 2026-08-15
    days on market $205,000 Active 71 DOM
36. 2026-08-14
    days on market $205,000 Active 70 DOM
37. 2026-08-13
    days on market $205,000 Active 69 DOM
38. 2026-08-12
    days on market $205,000 Active 68 DOM
39. 2026-08-11
    days on market $205,000 Active 67 DOM
40. 2026-08-10
    days on market $205,000 Active 66 DOM
41. 2026-08-09
    days on market $205,000 Active 65 DOM
42. 2026-08-08
    days on market $205,000 Active 64 DOM
43. 2026-08-07
    days on market $205,000 Active 63 DOM
44. 2026-08-06
    days on market $205,000 Active 62 DOM
45. 2026-08-05
    days on market $205,000 Active 61 DOM
46. 2026-08-04
    pricestatus $205,000 Active 60 DOM
47. 2026-06-13
    status $199,000 Pending 60 DOM
48. 2026-06-10
    days on market $199,000 Active 60 DOM
49. 2026-06-09
    days on market $199,000 Active 59 DOM
50. 2026-06-08
    days on market $199,000 Active 58 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,941
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − HOA: −$1,416
• − Depreciation: −$5,527
• Taxable loss: −$1,276
• Est. tax savings @ 24.0%: +$306
• After-tax cash flow: $2,047/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 · 12 photos

Excellent 100/100 None rehab

This well-maintained townhome is move-in ready with excellent condition and a great layout. Minor updates to the exterior and landscaping would further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace ceiling fans with modern fixtures — Modernizes the space and improves airflow ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Pontiac Elementary F SC #315/597 Nat'l #21,438/41,679 High Spring Valley High B+ SC #46/196 Nat'l #1,843/17,239

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

B Composite livability gradescore 78/100

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 · 459,667 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: 25% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: New construction warranty provided by builder
• HOA & community: Homeowners association presentAssociation maintains common areas, exteriors and front yardsCommunity amenities include playground, pool, sidewalks, street lights and green areas

Exterior

• Parking: Detached or garage information not provided
• Security: Smoke detector
• Utilities: Public waterPublic sewerThermopane windows
• Home design: Two-story homeHouse faces eastVinyl exterior finish
• Construction: Slab foundation
• Exterior features: Uncovered back porchPatioFull sprinkler systemFull gutter systemWood privacy fence

Interior

• Kitchen: Eat-in kitchen with pantryPainted cabinetsQuartz countertopsRecessed lightingDishwasherMicrowave above stoveSelf-cleaning smooth-surface range
• Bedrooms: Master suite with private bath, double vanity and walk-in closet (Second level)Bedroom 2 with private closet and shared bath (Second level)Bedroom 3 with private closet and shared bath (Second level)
• Flooring: Luxury vinyl plank flooring throughout main living areas and bedroomsCarpet in bedrooms
• Bathrooms: Two full bathroomsOne half bathroomTwo additional full secondary bathrooms
• Heating & cooling: Central coolingElectric heating with heat pumps on both levelsSplit system with zoned heating/cooling
• Interior features: Ceiling fansSmoke detectorPull-down attic accessGreat room with luxury vinyl plank flooring
• Laundry & utility: Main-level utility/laundry roomElectric water heater

Price history

-1.0% since first listed

4 events — show timeline

• 2026-06-10 Pending — Consolidated MLS
• 2026-06-04 Price Changed $199,000 Consolidated MLS
• 2026-04-30 Price Changed $200,000 Consolidated MLS
• 2026-04-11 Listed $201,000 Consolidated MLS