1634 S Beltline Blvd · Columbia, SC 29205

$159,900

3 bd · 2.0 ba · 1,285 sqft · SingleFamily public records · 137 Days on market

Built 1966 10,018 sqft lot Est $280k · 43% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• 1% rule +4.9/10.0
• DSCR +4.6/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming single-family ranch offering 3 bedrooms and 2 baths with a functional, single-level layout. The home features generously sized bedrooms, ample natural light, and a spacious living area ideal for everyday living and entertaining. Enjoy a large backyard with plenty of room for outdoor activities, gardening, or future expansion. Conveniently located and full of potential—this home is a great opportunity to make it your own. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Large backyard
• Single family ranch
• 0.23 acre lot

Tags

• SINGLE FAMILY RANCH
• FUNCTIONAL SINGLE LEVEL LAYOUT
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior on all sides above the foundation; Paved road access

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 1,285 heated square feet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-9 ($-114/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (0.6% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 5.1% 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: South Kilbourne Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 296 students, 100% FRL); Hand Middle (math 29% / reading 37%, grade F, #116 of 229 statewide, top 51%, 652 students, 100% FRL); Dreher High (math 47% / reading 92%, grade B, #60 of 196 statewide, top 32%, 1,150 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 fast (+7.0%/yr); 150 active listings in the ZIP; 21 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).

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 137 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood 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 $140,712 (12.0% 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 137 days. Have you received any prior offers? Is the seller open to a 12% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $280,130
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Chevis St	0.51mi	2/2.0 (-1)	1,116 (-13%)	2mo	$243,000	$218	48
1012 Suber St	0.69mi	3/2.0	1,389 (+8%)	18mo	$255,000	$184	40

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 · 6.95% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.56×
• Total profit: $-19,823
• Equity at exit: $23,842

10-year hold

• IRR: 3.0%
• Equity multiple: 1.26×
• Total profit: $11,701
• Equity at exit: $13,825

Cash invested: $44,772 (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 29205

• Rents YoY: 7.0%
• Active inventory: 150
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$839
• Tax from tax record: −$304 /mo · $3,651/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $670/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-9

Break-even live

Break-even rent $1,602

Max offer price $158,228

Occupancy floor 96%

Sensitivity live

Price	-10% $81	-5% $36	+0% $-9	+5% $-55	+10% $-100
Rent	-10% $-135	-5% $-72	+0% $-9	+5% $53	+10% $116
Rate	-1.0pp $71	-0.5pp $31	base $-9	+0.5pp $-51	+1.0pp $-93

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1649 S Beltline Blvd Columbia, SC	2.0	1.0	900	$1,250	$1.39	25d	1	0.04mi
1840 Tall Pines Cir Columbia, SC	3.0	1.5	1021	$1,350	$1.32	16d	1	0.21mi
1324 Deerwood St Unit 1 Columbia, SC	2.0	2.0	1030	$1,350	$1.31	25d	1	0.42mi
102 Burdock Cir Columbia, SC	4.0	2.0	1451	$1,550	$1.07	23d	1	0.71mi
13 Acme St Columbia, SC	3.0	1.0	900	$1,300	$1.44	25d	1	0.75mi
914 Chevis St Columbia, SC	3.0	2.0	1280	$2,100	$1.64	25d	1	0.80mi
1 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,745	$1.69	25d	1	0.89mi
3901 Bright Ave Columbia, SC	3.0	1.0	1047	$1,380	$1.32	16d	1	0.91mi
828 Suber St Unit E Columbia, SC	2.0	1.0	1100	$995	$0.90	13d	1	0.91mi
21 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,498	$1.45	13d	1	0.92mi
721 Deerwood St Columbia, SC	2.0	1.0	1000	$1,150	$1.15	16d	1	0.96mi
501 Pelham Dr Columbia, SC	1.0–2.0	1.0–2.0	805	$1,625	$2.02	4d	24	1.12mi
3800 Overbrook Dr Columbia, SC	4.0	2.0	1800	$2,400	$1.33	25d	1	1.13mi
3425 Manor Ave Columbia, SC	3.0	2.0	1200	$2,100	$1.75	13d	1	1.13mi
3840 Overbrook Dr Columbia, SC	2.0	2.0	900	$1,595	$1.77	25d	1	1.14mi
524 S Beltline Blvd Columbia, SC	2.0	1.0	1050	$1,300	$1.24	25d	1	1.15mi
500 Gills Creek Pkwy Columbia, SC	1.0–2.0	1.0–2.0	807	$1,375	$1.70	13d	27	1.24mi
2725 Kingswood Dr Columbia, SC	3.0	1.0	940	$1,500	$1.60	25d	1	1.43mi
3925 Rosewood Dr Columbia, SC	4.0	2.0	1683	$4,800	$2.85	25d	1	1.45mi
403 Wormwood Ln Unit H Columbia, SC	2.0	2.0	1080	$1,345	$1.25	25d	1	1.49mi
1015 Walters Ln Columbia, SC	3.0	2.0	1643	$1,895	$1.15	23d	1	1.50mi

Listing history 17 events

1. 2026-06-03
   statusdays on market $159,900 Pending 137 DOM
2. 2026-06-01
   days on market $159,900 Active - Contingent 136 DOM
3. 2026-05-31
   days on market $159,900 Active - Contingent 135 DOM
4. 2026-05-19
   historical Active - Contingent
5. 2026-05-13
   price $159,900
6. 2026-04-10
   price $169,900
7. 2026-03-26
   price $179,900
8. 2026-02-25
   price $184,900
9. 2026-01-31
   price $189,900
10. 2026-01-16
    listed $194,900 Active
11. 2025-11-19
    price $199,900
12. 2025-10-10
    price $214,900
13. 2025-09-06
    listed $224,900 Active
14. 2012-08-22
    soldstatus $108,000
15. 2007-01-16
    soldstatus $104,000
16. 2000-05-05
    soldstatus $88,000
17. 1995-12-01
    soldstatus $59,125

ⓘ 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: $3,651 · $304/mo
• Projected year-2 tax: $3,651 · $304/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 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $19,075
• − Mortgage interest: −$8,957
• − Property taxes: −$3,651
• − Insurance: −$1,470
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$4,652
• Taxable loss: −$2,706
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $536/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): 22,223
• Household income: $64,231
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1372.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Serbian 6% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% Chinese 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: ▼ -457.47%
• Current HPI: 230.5538
• Rent YoY: ▲ 6.95%
• 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

+170.4% since first listed

14 events — show timeline

• 2026-05-19 Contingent — Consolidated MLS
• 2026-05-13 Price Changed $159,900 Consolidated MLS
• 2026-04-10 Price Changed $169,900 Consolidated MLS
• 2026-03-26 Price Changed $179,900 Consolidated MLS
• 2026-02-25 Price Changed $184,900 Consolidated MLS
• 2026-01-31 Price Changed $189,900 Consolidated MLS
• 2026-01-16 Listed $194,900 Consolidated MLS
• 2025-11-19 Price Changed $199,900 Consolidated MLS
• 2025-10-10 Price Changed $214,900 Consolidated MLS
• 2025-09-06 Listed $224,900 Consolidated MLS
• 2012-08-22 Sold (Public Records) $108,000 Public Records
• 2007-01-16 Sold (Public Records) $104,000 Public Records
• 2000-05-05 Sold (Public Records) $88,000 Public Records
• 1995-12-01 Sold (Public Records) $59,125 Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,651 · +2.5% YoY. Source: county tax records.