104 Winding Chestnut Dr · Columbia, SC 29212-5555

$224,999

3 bd · 2.5 ba · 1,485 sqft · Townhouse · 1 Days on market

Built 2025 Excellent condition 2,744 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 +14.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0

Listing remarks

Move-In Ready! Discover the Cedar Plan at The Point at Chestnut Hills Place—a stunning new construction 3-bedroom, 2.5-bath home designed for those who appreciate both modern living and natural surroundings. Located in a brand-new community nestled within an established neighborhood near Columbia and Irmo, SC, this home offers the perfect balance of convenience, comfort, and outdoor access. Ideal for commuters and nature lovers alike, this home is just 20 minutes from downtown Columbia and close to Riverbanks Zoo, River Walk Park, shopping, dining, and more. The surrounding community features nearby river access, boat ramps, fishing spots, hiking trails, and seasonal events, providing

Key facts

• Quartz countertops
• New construction
• Open-concept kitchen

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT KITCHEN
• QUARTZ COUNTERTOPS
• SPACIOUS CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• GAS STOVE

Property features AI

Finance

• HOA & community: Homeowner association present; Association maintains front and back yards, common areas, and cable TV; Community amenities include pool, recreation facility, sidewalks; new construction builder warranty

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer; Thermopane energy-efficient windows
• Home design: Two-story home; Stone and vinyl exterior
• Construction: Slab foundation
• Exterior features: Covered back porch; Sprinkler system; Full gutters; Partial fencing; Paved road access

Interior

• Kitchen: Eat-in kitchen with island and pantry; Painted cabinets; Tile backsplash; Quartz countertops; Recessed lighting
• Bedrooms: Master bedroom with double vanity, private bath, separate shower, walk-in closet, recessed lighting, carpet and luxury vinyl plank flooring (second level); Bedroom 2 with shared bath, private closet, carpet (second level); Bedroom 3 with shared bath, private closet, carpet (second level)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms; One half bathroom; Two secondary full bathrooms
• Heating & cooling: Central cooling; Gas heating on both first and second levels
• Interior features: Garage opener; Smoke detector; Attic with pull-down access
• Laundry & utility: Heated laundry space (washer/dryer on second level); Tankless gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $225k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $50 ($601/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 $203k (9.7% below list).
• Recommended offer: $203k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oak Pointe Elementary (math 63% / reading 62%, grade B, #69 of 597 statewide, top 12%, 520 students, 48% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 50% FRL vs 27% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 51% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lexington 05 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 6 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

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

Recommended offer $203,166 (9.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.4%
• Equity multiple: 1.48×
• Total profit: $30,326
• Equity at exit: $101,169

10-year hold

• IRR: 11.0%
• Equity multiple: 2.64×
• Total profit: $103,562
• Equity at exit: $155,914

Cash invested: $63,000 (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 29212-5555

• Active inventory: 6
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $50

Break-even live

Break-even rent $1,968

Max offer price $224,999

Occupancy floor 93%

Sensitivity live

Price	-10% $206	-5% $128	+0% $50	+5% $-28	+10% $-105
Rent	-10% $-110	-5% $-30	+0% $50	+5% $130	+10% $211
Rate	-1.0pp $163	-0.5pp $107	base $50	+0.5pp $-8	+1.0pp $-68

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
174 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	24d	1	0.08mi
185 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	0.19mi
193 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	0.21mi
197 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	24d	1	0.22mi
200 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	0.22mi
201 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	0.23mi
204 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	24d	1	0.23mi
208 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.24mi
210 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.24mi
209 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.24mi
212 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.25mi
211 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.25mi
214 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.25mi
213 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.25mi
215 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.25mi
220 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.26mi
217 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.26mi
222 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.26mi
219 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.26mi
224 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.27mi
221 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.27mi
226 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.27mi
223 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.27mi
228 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.27mi
225 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.27mi
230 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.28mi
227 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.28mi
232 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.28mi
229 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.28mi
234 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.29mi
231 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.29mi
233 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.29mi
235 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.29mi
237 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.30mi
2 Beagle Ct Irmo, SC	3.0	2.0	1289	$1,849	$1.43	12d	1	1.12mi
316 Stamport Cir Irmo, SC	3.0	2.5	1500	$1,575	$1.05	4d	1	1.36mi

Listing history 4 events

1. 2026-06-18
   pricedays on marketlisting id $224,999 Pending 1 DOM
2. 2026-04-30
   price $235,999
3. 2026-04-15
   price $219,999
4. 2026-04-15
   listed $235,999 Active

ⓘ 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: $24,380
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$6,545
• Taxable loss: −$3,170
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $1,362/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

Excellent 95/100 None rehab

This move-in ready townhouse is in excellent condition with modern finishes and a well-maintained exterior. Minor updates like painting and landscaping can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers ↑

ⓘ 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: Lexington 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $235,999 Consolidated MLS
• 2026-04-15 Price Changed $219,999 Consolidated MLS
• 2026-04-15 Listed $235,999 Consolidated MLS