36 Hutto Ct · Forest Acres, SC 29204-3206

$145,000

3 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 225 Days on market

Built 1951 7,840 sqft lot Est $147k · at est.

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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 +20.9/30.0
• ARV discount +8.2/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

All brick home zoned for Richland School District 1 - Satchel Ford, Crayton and AC Flora. Large fenced yard with detached garage. This home requires some work but there will be a big return on your investment! Great rental history. Good investment opportunity or potential flip. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Fenced yard
• Brick home
• Detached garage

Tags

• BRICK HOME
• FENCED YARD
• DETACHED GARAGE
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road access; Approximately 0.18 acre lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Master bedroom on main level; Bedroom 2 on main level; Bedroom 3 on main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace; Formal living room and great room on the main level
• Laundry & utility: Laundry in heated space on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $128k (12.0% 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: Satchel Ford Elementary (math 62% / reading 61%, grade B, #76 of 597 statewide, top 13%, 631 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 64% at this address vs 31% district-wide (+33 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: 1 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• In year one you build about $5k of equity ($1k loan paydown + $4k 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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $50k; list at $145k implies a 193% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $147,232
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6546 Haley Dr	0.48mi	3/2.0	1,424 (+4%)	3mo	$153,000	$107	65

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.75×
• Total profit: $30,376
• Equity at exit: $65,198

10-year hold

• IRR: 15.0%
• Equity multiple: 3.22×
• Total profit: $90,071
• Equity at exit: $100,478

Cash invested: $40,600 (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 29204-3206

• Active inventory: 1
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$760
• Tax from tax record: −$148 /mo · $1,771/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $203

Break-even live

Break-even rent $1,226

Max offer price $145,000

Occupancy floor 81%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5437 Ransom Dr Columbia, SC	3.0	1.0	1056	$1,531	$1.45	23d	1	0.37mi
1931 Chaney St Columbia, SC	2.0	1.0	1034	$1,600	$1.55	23d	1	0.61mi
1115 Carter St Columbia, SC	1.0–2.0	1.0	854	$1,405	$1.65	23d	1	0.80mi
4443 Bethel Church Rd #27 Columbia, SC	3.0	2.5	1660	$1,645	$0.99	23d	1	0.81mi
320 Charwood Dr Columbia, SC	3.0	2.0	1325	$1,750	$1.32	23d	1	0.87mi
3117 Quitman St Columbia, SC	3.0	2.0	1500	$1,750	$1.17	23d	1	0.94mi
3431 Covenant Rd Columbia, SC	1.0–3.0	1.0–1.5	950	$1,100	$1.16	23d	1	0.98mi
4215 Bethel Church Rd Columbia, SC	1.0–3.0	1.0–2.0	962	$1,395	$1.45	23d	1	1.06mi
4214 Bethel Church Rd Columbia, SC	2.0–3.0	1.0–2.0	1068	$1,429	$1.34	11d	9	1.07mi
3145 Bronx Rd Columbia, SC	3.0	1.5	1207	$1,511	$1.25	23d	1	1.11mi
6604 Cartwright Dr Columbia, SC	3.0	2.0	1648	$1,650	$1.00	3d	1	1.12mi
151 Renaissance Way Columbia, SC	3.0	2.0	1200	$1,400	$1.17	23d	1	1.15mi
201 Redwood Ct Columbia, SC	3.0	1.5	1050	$1,300	$1.24	14d	1	1.18mi
209 Christian St Columbia, SC	3.0	3.0	1585	$800	$0.50	23d	1	1.24mi
5779 Ames Rd Unit 13B Columbia, SC	2.0	1.0	895	$1,000	$1.12	11d	1	1.36mi
5779 Ames Rd Columbia, SC	2.0	1.0	895	$1,000	$1.12	14d	1	1.36mi
3015 English Ave Columbia, SC	2.0	1.0	981	$1,250	$1.27	11d	1	1.37mi
2928 English Ave Unit NA Columbia, SC	3.0	1.0	1320	$1,590	$1.20	11d	1	1.43mi

Listing history 20 events

1. 2026-06-18
   days on market $145,000 Active 225 DOM
2. 2026-06-17
   days on market $145,000 Active 224 DOM
3. 2026-06-16
   days on market $145,000 Active 223 DOM
4. 2026-06-15
   days on market $145,000 Active 222 DOM
5. 2026-06-14
   days on market $145,000 Active 220 DOM
6. 2026-06-10
   days on market $145,000 Active 217 DOM
7. 2026-06-09
   days on market $145,000 Active 216 DOM
8. 2026-06-08
   days on market $145,000 Active 215 DOM
9. 2026-06-07
   days on market $145,000 Active 214 DOM
10. 2026-06-03
    days on market $145,000 Active 210 DOM
11. 2026-06-03
    days on market $145,000 Active 209 DOM
12. 2026-06-01
    days on market $145,000 Active 208 DOM
13. 2026-05-31
    days on market $145,000 Active 207 DOM
14. 2026-02-25
    price $145,000
15. 2025-11-20
    price $155,000
16. 2025-11-19
    status Active
17. 2025-11-04
    status Pending
18. 2025-10-20
    historical Active - Contingent
19. 2025-10-20
    listed $135,000 Active
20. 1989-08-04
    soldstatus $49,500

ⓘ 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: $1,771 · $148/mo
• Projected year-2 tax: $1,771 · $148/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,788
• − Mortgage interest: −$8,122
• − Property taxes: −$1,771
• − Insurance: −$725
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$4,218
• Taxable income: $105
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $2,406/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

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

+192.9% since first listed

7 events — show timeline

• 2026-02-25 Price Changed $145,000 Consolidated MLS
• 2025-11-20 Price Changed $155,000 Consolidated MLS
• 2025-11-19 Relisted — Consolidated MLS
• 2025-11-04 Pending — Consolidated MLS
• 2025-10-20 Contingent — Consolidated MLS
• 2025-10-20 Listed $135,000 Consolidated MLS
• 1989-08-04 Sold (Public Records) $49,500 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,771 · +2.2% YoY. Source: county tax records.