356 Gracemount Ln · Columbia, SC 29229

$259,000

4 bd · 3.0 ba · 2,246 sqft · SingleFamily public records · 40 Days on market

Built 2017 Est $294k · 12% 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).

• Cash flow +18.3/30.0
• ARV discount +12.9/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 4-bedroom, 2.5-bath home located in the highly desirable Lake Carolina community! This spacious home features an open-concept layout with hardwood floors, a large living area, and a modern kitchen complete with granite countertops, island, and plenty of cabinet space. Upstairs you’ll find generously sized bedrooms, including a spacious primary suite with a private bath and walk-in closet. Additional flex space is perfect for a home office, media room, or guest space. Enjoy a 2-car garage, great curb appeal, and a convenient location close to shopping, dining, and major interstates. Don’t miss your opportunity to own in one of Columbia’s most sought-after neighbor

Key facts

• 2 garage spots
• Built 2017
• Listed 40 days

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public sewer
• Home design: Single-family property
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access; Public water

Interior

• Bedrooms: Master bedroom on the second floor
• Bathrooms: Two full bathrooms and one half bathroom
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/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 $238k (8.1% below list).
• Recommended offer: $238k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 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: Bridge Creek Elementary (math 35% / reading 31%, grade F, #364 of 597 statewide, top 61%, 558 students, 80% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL) — zoned schools average 59% FRL vs 38% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 41% district-wide (+16 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); 417 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 39% 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 $2k of loan paydown is wiped out by about $8k 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 40 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,923 (8.1% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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: 0.92% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $294,226
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
743 Eden Hall Dr	0.23mi	3/2.0 (-1)	2,151 (-4%)	0mo	$349,900	$163	73
408 Edenhall Dr	0.18mi	4/2.5	2,433 (+8%)	19mo	$260,000	$107	60
3 Hidden Sands Ct	0.60mi	4/2.5	2,060 (-8%)	9mo	$270,000	$131	49

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-27,422
• Equity at exit: $38,618

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-6,570
• Equity at exit: $22,394

Cash invested: $72,520 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 417
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,379 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $236

Break-even live

Break-even rent $2,080

Max offer price $259,000

Occupancy floor 85%

Sensitivity live

Price	-10% $383	-5% $310	+0% $236	+5% $163	+10% $90
Rent	-10% $48	-5% $142	+0% $236	+5% $330	+10% $424
Rate	-1.0pp $367	-0.5pp $302	base $236	+0.5pp $169	+1.0pp $101

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
456 Edenhall Dr Columbia, SC	4.0	2.5	2158	$2,600	$1.20	25d	1	0.18mi
2000 Lake Carolina Dr Columbia, SC	4.0	2.5	1841	$2,089	$1.13	16d	1	0.20mi
1964 Lake Carolina Dr Columbia, SC	4.0	2.5	1841	$1,939	$1.05	23d	1	0.27mi
252 Bassett Loop Columbia, SC	4.0	3.0	2260	$2,295	$1.02	25d	1	0.72mi
499 Fox Trot Dr Columbia, SC	4.0	2.5	2006	$2,195	$1.09	5d	1	0.86mi
221 Fox Grove Cir Unit 1 Columbia, SC	4.0	2.0	2046	$1,700	$0.83	4d	1	0.88mi
219 Pineclave Cir Columbia, SC	4.0	3.0	2300	$2,000	$0.87	25d	1	1.14mi
44 Ginkgo Ct Columbia, SC	5.0	3.0	2743	$2,750	$1.00	5d	1	1.31mi
201 Clearmeadow Dr Columbia, SC	3.0	2.0	2423	$2,379	$0.98	4d	1	1.41mi

Listing history 5 events

1. 2026-06-03
   statusdays on market $259,000 Pending 40 DOM
2. 2026-06-01
   days on market $259,000 Active 39 DOM
3. 2026-05-31
   days on market $259,000 Active 38 DOM
4. 2026-04-23
   listed $269,000 Active
5. 2021-11-08
   soldstatus $231,500

ⓘ 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: $2,125 · $177/mo
• Projected year-2 tax: $2,125 · $177/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $28,551
• − Mortgage interest: −$14,508
• − Property taxes: −$2,125
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$7,535
• Taxable loss: −$1,480
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $3,192/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 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

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): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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 0.56)
• 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+16.2% since first listed

2 events — show timeline

• 2026-04-23 Listed $269,000 Consolidated MLS
• 2021-11-08 Sold (Public Records) $231,500 Public Records

Property tax history

+45.9%/yr

Latest (2025): $2,125 · +3.6% YoY. Source: county tax records.