1158 Cloister Pl · St. Andrews, SC 29210

$175,000

3 bd · 3.0 ba · 1,400 sqft · Townhouse public records · 45 Days on market

Built 1985 871 sqft lot

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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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Rent growth +3.8/5.0
• 1% rule +3.0/10.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for an end unit townhouse in a quiet community with low HOA fees, very low maintenance, and a pool? Then look no further. This well maintained home has 3 bedrooms, two and a half baths and over 1500 square feet of living space. In addition to the upstairs bedrooms, the main living area has a spacious living room that opens to the dining area, a very workable kitchen and a huge den for relaxing. There is a half bath downstairs for convenience as well as a laundry area. There is a cute back patio for outdoor time and the pool is only a few houses down. Don't like doing yard work? The HOA fees include front yard maintenance and landscaping and even cut the backyard. This is the last unit in the complex set in the back of the community with plenty of privacy and beautiful greenery. The location is key. This home is only a couple of minutes to the I-20 and I-26 on ramps and conveniently located 10 minutes to downtown Columbia, and 10 minutes to the multitude of shops and restaurants in Irmo. Don’t wait, book your showing today. Units like this one don’t come up often. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Built 1985
• Listed 45 days

Property features AI

Finance

• HOA & community: HOA required; Pets allowed

Exterior

• Parking: Parking spaces available
• Utilities: City water; Public sewer
• Home design: Townhouse (residential); Two levels
• Construction: Site-built construction; Vinyl exterior; Composition roof; Slab foundation
• Exterior features: Covered front porch; Patio; Lawn maintenance provided; Concrete and paved road access; Private maintained road

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the upper level
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Interior features: Central heating; Central air; Wood-burning fireplace in the family room; Entry level: 1; Room count: 1
• Laundry & utility: Laundry located in the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $11 ($135/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 $140k (19.8% below list).
• Recommended offer: $140k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 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 (+5.0%/yr); 145 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% of the median local income ($51k/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 $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 45 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $138k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $140,415 (19.8% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
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: 0.80% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.49×
• Total profit: $-24,808
• Equity at exit: $26,093

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-8,554
• Equity at exit: $15,131

Cash invested: $49,000 (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 29210

• Home prices YoY: -32.2%
• Rents YoY: 5.0%
• Active inventory: 145
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$918
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $11

Break-even live

Break-even rent $1,390

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $110	-5% $61	+0% $11	+5% $-38	+10% $-88
Rent	-10% $-100	-5% $-44	+0% $11	+5% $67	+10% $122
Rate	-1.0pp $99	-0.5pp $56	base $11	+0.5pp $-34	+1.0pp $-80

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	12d	32	0.08mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,225	$1.34	12d	9	0.17mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,335	$1.30	24d	13	0.37mi
3300 Kay St Columbia, SC	2.0	2.5	1200	$1,350	$1.12	15d	19	0.40mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	24d	1	0.60mi
6007 Village Creek Dr Unit 6007 Columbia, SC	2.0	2.0	1300	$1,195	$0.92	24d	1	0.62mi
114 Menlo Dr Unit BG0114 Columbia, SC	3.0	2.0	1300	$1,675	$1.29	20d	1	0.66mi
1002 Creekside Way Columbia, SC	2.0	2.0	1200	$1,350	$1.12	15d	1	0.67mi
1008 Creekside Way Unit 1 Columbia, SC	2.0	2.0	1150	$1,295	$1.13	12d	1	0.68mi
716 Old Manor Rd Unit BG0716 Columbia, SC	4.0	2.0	1496	$1,966	$1.31	24d	1	0.68mi
724 Old Manor Rd Unit BG0724 Columbia, SC	4.0	2.0	1496	$1,700	$1.14	12d	1	0.68mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	24d	1	0.68mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	20d	1	0.68mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	24d	1	0.69mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	22d	1	0.70mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	3d	1	0.71mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	24d	1	0.71mi
324 Menlo Dr Unit BG0324 Columbia, SC	2.0	1.0	912	$1,175	$1.29	15d	1	0.71mi
1510 Saint Andrews Rd Columbia, SC	3.0	2.0	1196	$1,215	$1.02	15d	36	0.73mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,625	$1.50	20d	3	0.74mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	24d	5	0.80mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$1,299	$1.40	24d	1	0.82mi
265 Timber Ct Columbia, SC	3.0	1.5	1000	$1,495	$1.50	22d	1	0.84mi
405 Hickory Hill Dr Unit 405 Columbia, SC	3.0	1.5	1400	$1,400	$1.00	24d	1	0.86mi
601 St Andrews Rd Columbia, SC	1.0–3.0	1.0–2.0	1085	$1,395	$1.29	4d	19	0.87mi
2218 Apple Valley Rd Apt B Columbia, SC	2.0	1.0	900	$995	$1.11	24d	1	0.93mi
2218 Apple Valley Rd Columbia, SC	3.0	1.0	972	$1,295	$1.33	24d	1	0.93mi
1725 Kathleen Dr Unit B Columbia, SC	2.0	2.0	1100	$1,275	$1.16	24d	1	0.97mi
240 Jamil Rd #3 Columbia, SC	2.0	1.5	1027	$1,250	$1.22	24d	1	1.07mi
240 Jamil Rd Columbia, SC	2.0	1.5	1013	$1,172	$1.16	4d	2	1.07mi
1839 Hi Sierra Dr Columbia, SC	3.0	2.0	1500	$1,731	$1.15	24d	1	1.20mi
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	20d	1	1.26mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1000	$1,072	$1.07	24d	3	1.29mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1050	$1,050	$1.00	15d	4	1.29mi
1401 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	1000	$1,287	$1.29	15d	9	1.40mi
1808 Laredo Dr Columbia, SC	3.0	2.0	1250	$1,661	$1.33	24d	1	1.41mi
2400 Ashland Rd Columbia, SC	1.0–2.0	1.0–2.0	809	$1,456	$1.80	3d	17	1.41mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	12d	1	1.44mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$1,180	$1.35	12d	25	1.45mi
2112 Chandler Ave Columbia, SC	3.0	3.0	1350	$1,850	$1.37	24d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $175,000 Active 45 DOM
2. 2026-06-17
   days on market $175,000 Active 44 DOM
3. 2026-06-16
   days on market $175,000 Active 43 DOM
4. 2026-06-15
   days on market $175,000 Active 42 DOM
5. 2026-06-14
   days on market $175,000 Active 40 DOM
6. 2026-06-10
   days on market $175,000 Active 37 DOM
7. 2026-06-09
   days on market $175,000 Active 36 DOM
8. 2026-06-08
   days on market $175,000 Active 35 DOM
9. 2026-06-07
   days on market $175,000 Active 34 DOM
10. 2026-06-03
    days on market $175,000 Active 30 DOM
11. 2026-06-03
    days on market $175,000 Active 29 DOM
12. 2026-06-01
    days on market $175,000 Active 28 DOM
13. 2026-05-31
    days on market $175,000 Active 27 DOM
14. 2026-05-04
    listed $175,000 Active

    Show marketing remark (1214 chars)

    Are you looking for an end unit townhouse in a quiet community with low HOA fees, very low maintenance, and a pool? Then look no further. This well maintained home has 3 bedrooms, two and a half baths and over 1500 square feet of living space. In addition to the upstairs bedrooms, the main living area has a spacious living room that opens to the dining area, a very workable kitchen and a huge den for relaxing. There is a half bath downstairs for convenience as well as a laundry area. There is a cute back patio for outdoor time and the pool is only a few houses down. Don't like doing yard work? The HOA fees include front yard maintenance and landscaping and even cut the backyard. This is the last unit in the complex set in the back of the community with plenty of privacy and beautiful greenery. The location is key. This home is only a couple of minutes to the I-20 and I-26 on ramps and conveniently located 10 minutes to downtown Columbia, and 10 minutes to the multitude of shops and restaurants in Irmo. Don’t wait, book your showing today. Units like this one don’t come up often. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

15. 2026-05-04
    listed $175,000 Active 1214-char remark

    Show marketing remark (1214 chars)

    Are you looking for an end unit townhouse in a quiet community with low HOA fees, very low maintenance, and a pool? Then look no further. This well maintained home has 3 bedrooms, two and a half baths and over 1500 square feet of living space. In addition to the upstairs bedrooms, the main living area has a spacious living room that opens to the dining area, a very workable kitchen and a huge den for relaxing. There is a half bath downstairs for convenience as well as a laundry area. There is a cute back patio for outdoor time and the pool is only a few houses down. Don't like doing yard work? The HOA fees include front yard maintenance and landscaping and even cut the backyard. This is the last unit in the complex set in the back of the community with plenty of privacy and beautiful greenery. The location is key. This home is only a couple of minutes to the I-20 and I-26 on ramps and conveniently located 10 minutes to downtown Columbia, and 10 minutes to the multitude of shops and restaurants in Irmo. Don’t wait, book your showing today. Units like this one don’t come up often. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

16. 2022-11-08
    soldstatus $138,000
17. 2022-09-19
    historical
18. 2022-08-04
    listed $139,900 Active
19. 2022-06-28
    soldstatus $115,000
20. 2019-09-25
    historical
21. 2019-06-04
    listed $97,000 Active
22. 2018-07-17
    soldstatus $90,900
23. 2018-04-12
    price $89,900

ⓘ 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: $1,289 · $107/mo
• Projected year-2 tax: $1,289 · $107/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 7/10 Severe 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: $16,850
• − Mortgage interest: −$9,803
• − Property taxes: −$1,289
• − Insurance: −$875
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$5,091
• Taxable loss: −$2,904
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $832/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 — St. Andrews

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Andrews, SC
• County: Richland County · 389,530 people
• City population: 40,504
• Metro: Columbia, SC
• Population (ZIP): 39,962
• Household income: $50,871
• Rent vs Own: 63.7% rent · 36.3% own
• Severe rent burden: 2859.0

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 0.58)
• Race & ethnicity: Black 55% White 34% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Arab 2% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3%

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: ▼ -107.61%
• Current HPI: 226.2564
• Rent YoY: ▲ 5.00%
• 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

+94.7% since first listed

10 events — show timeline

• 2026-05-04 Listed $175,000 Consolidated MLS
• 2026-05-04 Listed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2022-11-08 Sold (Public Records) $138,000 Public Records
• 2022-09-19 Delisted — Consolidated MLS
• 2022-08-04 Listed $139,900 Consolidated MLS
• 2022-06-28 Sold (Public Records) $115,000 Public Records
• 2019-09-25 Delisted — Consolidated MLS
• 2019-06-04 Listed $97,000 Consolidated MLS
• 2018-07-17 Sold (Public Records) $90,900 Public Records
• 2018-04-12 Price Changed $89,900 Consolidated MLS

Property tax history

-4.1%/yr

Latest (2025): $1,289 · +4.3% YoY. Source: county tax records.