161 Mason Ridge Cir · Columbia, SC 29229

$300,000

4 bd · 3.0 ba · 2,335 sqft · SingleFamily public records · 34 Days on market

Built 2006 9,147 sqft lot Est $320k · 6% under $40/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +10.3/15.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming home located in a small, quiet subdivision close to schools, shopping, and restaurants. A welcoming front porch invites you inside to a large, bright, open floor plan. The kitchen offers a bay window overlooking the spacious backyard and relaxing deck, perfect for entertaining or unwinding. The spacious bedrooms each feature their own walk-in closet, providing plenty of storage. An oversized bonus room with a walk-in closet serves as a fourth bedroom. The backyard includes a storage shed and double-gate side entry for added convenience. Recent updates include fresh interior paint, a new roof, oven, microwave, carpet throughout, and updated kitchen and bathroom floor

Key facts

• Spacious backyard
• Walk-in closet
• Front porch

Tags

• FRONT PORCH
• BAY WINDOW
• SPACIOUS BACKYARD
• RELAXING DECK
• WALK-IN CLOSET
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-65 ($-780/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (22.3% below list).
• Recommended offer: $233k (22.3% below list) — sets the bar for 1% rule.

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: Sandlapper Elementary (math 30% / reading 34%, grade F, #369 of 597 statewide, top 64%, 656 students, 71% FRL); Longleaf Middle (math 19% / reading 41%, grade F, #136 of 229 statewide, top 60%, 802 students, 69% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 69% FRL vs 38% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 38% 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 $9k 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 34 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $190k; list at $300k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $233,185 (22.3% 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 34 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $319,895
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Long Pine Dr	0.73mi	4/2.5	2,448 (+5%)	23mo	$335,000	$137	37
288 Big Game Loop	0.65mi	3/2.0 (-1)	2,071 (-11%)	20mo	$250,000	$121	25

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: -18.1%
• Equity multiple: 0.37×
• Total profit: $-53,264
• Equity at exit: $44,731

10-year hold

• IRR: -10.7%
• Equity multiple: 0.36×
• Total profit: $-53,801
• Equity at exit: $25,939

Cash invested: $84,000 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$125
• HOA: −$40
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-65

Break-even live

Break-even rent $2,414

Max offer price $288,520

Occupancy floor 98%

Sensitivity live

Price	-10% $105	-5% $20	+0% $-65	+5% $-150	+10% $-235
Rent	-10% $-249	-5% $-157	+0% $-65	+5% $27	+10% $119
Rate	-1.0pp $86	-0.5pp $11	base $-65	+0.5pp $-143	+1.0pp $-222

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
830 Wing Stripe Ct Columbia, SC	5.0	3.5	3044	$2,395	$0.79	4d	1	0.72mi
2108 Wilkinson Dr Columbia, SC	4.0	2.5	2181	$2,139	$0.98	4d	1	0.76mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	4d	1	0.78mi
213 Sagamare Rd Columbia, SC	4.0	3.0	1664	$1,970	$1.18	25d	1	0.81mi
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	15d	1	0.85mi
13 Coral Ct Columbia, SC	5.0	2.5	2424	$2,469	$1.02	25d	1	0.94mi
429 Buttonbush Ct Columbia, SC	4.0	2.5	2715	$1,995	$0.73	4d	1	1.00mi
102 Petworth Dr Columbia, SC	4.0	3.0	1664	$2,050	$1.23	4d	1	1.05mi
669 Pine Lilly Dr Columbia, SC	4.0	2.5	2912	$2,595	$0.89	25d	1	1.22mi
13 Tomafield Ct Columbia, SC	3.0	2.0	1721	$2,000	$1.16	4d	1	1.43mi
5 Glendevon Ct Columbia, SC	5.0	2.5	2050	$2,500	$1.22	25d	1	1.47mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 4 events

1. 2026-04-22
   status Pending
2. 2026-04-07
   historical Active - Contingent
3. 2026-03-20
   listed $300,000 Active
4. 2011-04-13
   soldstatus $189,778

ⓘ 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: $2,027 · $169/mo
• Projected year-2 tax: $2,027 · $169/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $27,982
• − Mortgage interest: −$16,805
• − Property taxes: −$2,027
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − HOA: −$480
• − Depreciation: −$8,727
• Taxable loss: −$6,034
• Est. tax savings @ 24.0%: +$1,448
• After-tax cash flow: $668/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

+58.1% since first listed

4 events — show timeline

• 2026-04-22 Pending — Consolidated MLS
• 2026-04-07 Contingent — Consolidated MLS
• 2026-03-20 Listed $300,000 Consolidated MLS
• 2011-04-13 Sold (Public Records) $189,778 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,027 · +3.6% YoY. Source: county tax records.