91 Hutto Ct · Forest Acres, SC 29204-3207

$164,500

3 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 72 Days on market

Built 1952 479 sqft lot

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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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

LOCATION LOCATION LOCATION! NEW PRICE IMPROVEMENT! NEW NEUTRAL PAINT, NEW LVP FLOORING, NEW FIXTURES & NEWLY REMODELED BATHROOM!!! This charming 3 bedrooms, 1 bath home sits on a spacious corner lot in desirable Forest Acres and offers a large backyard perfect for relaxing or weekend get-togethers. Inside you’ll find a a newly renovated bathroom, fresh interior paint, new LVP flooring over hardwood flooring, updated fixtures, ceiling fans, and new PVC plumbing beneath the home. Just minutes Trader Joe’s, Publix, and the popular Forest Acres shopping and dining district. Convenient to Fort Jackson, the University of South Carolina, from hospitals and downtown Columbia. A w

Key facts

• Large backyard
• New lvp flooring
• Fresh interior paint

Tags

• CORNER LOT
• LARGE BACKYARD
• NEWLY RENOVATED BATHROOM
• FRESH INTERIOR PAINT
• NEW LVP FLOORING
• UPDATED FIXTURES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $141k (14.5% below list).
• Recommended offer: $141k (14.5% below list) — sets the bar for 1% rule.

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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $6k of equity ($1k loan paydown + $5k 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $102k; list at $164k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,667 (14.5% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 0.86% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.62×
• Total profit: $28,605
• Equity at exit: $73,966

10-year hold

• IRR: 13.1%
• Equity multiple: 2.94×
• Total profit: $89,317
• Equity at exit: $113,991

Cash invested: $46,060 (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 29204-3207

• Active inventory: 1
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$863
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $139

Break-even live

Break-even rent $1,230

Max offer price $164,500

Occupancy floor 85%

Sensitivity live

Price	-10% $232	-5% $186	+0% $139	+5% $93	+10% $46
Rent	-10% $28	-5% $84	+0% $139	+5% $195	+10% $250
Rate	-1.0pp $222	-0.5pp $181	base $139	+0.5pp $97	+1.0pp $53

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5437 Ransom Dr Columbia, SC	3.0	1.0	1056	$1,531	$1.45	24d	1	0.42mi
1931 Chaney St Columbia, SC	2.0	1.0	1034	$1,600	$1.55	24d	1	0.64mi
1115 Carter St Columbia, SC	1.0–2.0	1.0	854	$1,405	$1.65	24d	1	0.77mi
3117 Quitman St Columbia, SC	3.0	2.0	1500	$1,750	$1.17	24d	1	0.87mi
3431 Covenant Rd Columbia, SC	1.0–3.0	1.0–1.5	950	$1,100	$1.16	24d	1	0.91mi
320 Charwood Dr Columbia, SC	3.0	2.0	1325	$1,750	$1.32	24d	1	0.94mi
4215 Bethel Church Rd Columbia, SC	1.0–3.0	1.0–2.0	962	$1,395	$1.45	24d	1	0.99mi
4214 Bethel Church Rd Columbia, SC	2.0–3.0	1.0–2.0	1068	$1,429	$1.34	12d	9	1.01mi
151 Renaissance Way Columbia, SC	3.0	2.0	1200	$1,400	$1.17	24d	1	1.08mi
3145 Bronx Rd Columbia, SC	3.0	1.5	1207	$1,511	$1.25	24d	1	1.09mi
5867 Ames Rd Columbia, SC	3.0	1.0	802	$1,200	$1.50	15d	1	1.24mi
201 Redwood Ct Columbia, SC	3.0	1.5	1050	$1,300	$1.24	15d	1	1.25mi
3015 English Ave Columbia, SC	2.0	1.0	981	$1,250	$1.27	12d	1	1.35mi
5779 Ames Rd Unit 13B Columbia, SC	2.0	1.0	895	$1,000	$1.12	12d	1	1.40mi
5779 Ames Rd Columbia, SC	2.0	1.0	895	$1,000	$1.12	15d	1	1.40mi
2928 English Ave Unit NA Columbia, SC	3.0	1.0	1320	$1,590	$1.20	12d	1	1.41mi
1800 Cherry Laurel Dr Unit 18005 Columbia, SC	2.0	1.0	960	$895	$0.93	24d	1	1.46mi

Listing history 10 events

1. 2026-04-27
   status Pending
2. 2026-03-26
   price $164,500
3. 2026-02-13
   listed $172,500 Active
4. 2025-11-22
   historical Active - Contingent
5. 2025-11-19
   price $115,000
6. 2025-10-23
   listed $130,000 Active
7. 2019-02-27
   soldstatus $102,000
8. 2005-02-23
   soldstatus $44,500
9. 1988-12-01
   soldstatus $44,000
10. 1979-12-01
    soldstatus $34,450

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $938 · $78/mo
• Expected delta: +$448/yr (+$37/mo · 91.4%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $16,880
• − Mortgage interest: −$9,215
• − Property taxes: −$490
• − Insurance: −$822
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$4,785
• Taxable loss: −$1,133
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $1,943/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

+377.5% since first listed

10 events — show timeline

• 2026-04-27 Pending — Consolidated MLS
• 2026-03-26 Price Changed $164,500 Consolidated MLS
• 2026-02-13 Listed $172,500 Consolidated MLS
• 2025-11-22 Contingent — Consolidated MLS
• 2025-11-19 Price Changed $115,000 Consolidated MLS
• 2025-10-23 Listed $130,000 Consolidated MLS
• 2019-02-27 Sold (Public Records) $102,000 Public Records
• 2005-02-23 Sold (Public Records) $44,500 Public Records
• 1988-12-01 Sold (Public Records) $44,000 Public Records
• 1979-12-01 Sold (Public Records) $34,450 Public Records

Property tax history

+0.7%/yr

Latest (2025): $490 · +4.0% YoY. Source: county tax records.