10 N Crossing Ct · Columbia, SC 29229

$170,000

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 41 Days on market

Built 1992 8,712 sqft lot

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Why this score? — see what drove the B- 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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

BACK ON MARKET DUE TO NO FAULT OF THE SELLER. Buyer financing fell through at last minute. Discover this charming 3-bedroom, 2-bathroom traditional home in the heart of Columbia. Boasting 1,228 sq. ft. , this residence features a modern kitchen with granite countertops, a primary suite with a walk-in shower, and a spacious backyard perfect for entertaining. Energy-efficient solar panels help reduce utility costs while maintaining comfort year-round. New deck installed 4/2026. Located on a . 20-acre lot, this home combines classic style with modern upgrades. Located minutes from Village of Sandhill, I-20, I-77, and all local area schools. Don’t miss the perfect blend of convenience, c

Key facts

• Spacious backyard
• Modern upgrades
• Walk-in shower

Tags

• MODERN KITCHEN
• GRANITE COUNTERTOPS
• WALK-IN SHOWER
• SPACIOUS BACKYARD
• ENERGY-EFFICIENT SOLAR PANELS
• MODERN UPGRADES

Property features AI

Exterior

• Parking: Attached garage (main level); Total of 3 parking spaces, including 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Partial wood fencing at the rear

Interior

• Kitchen: Wood natural cabinets; Eat-in kitchen; Pantry; Granite countertops; Tile floor; Dishwasher; Free-standing smooth-surface range
• Bedrooms: Primary bedroom on the main level with private bath, separate shower, and walk-in closet; Two additional main-level bedrooms with shared baths, tub/shower, and private closets
• Flooring: Carpet in bedrooms and formal living room; Tile in kitchen and dining area
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings in the living room; Ceiling fan in the living room; Ceiling fan in the dining area; Tile flooring in the dining area; Carpeted formal living room; Carpeted bedrooms
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.0% 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: North Springs Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 703 students, 78% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 64% FRL vs 38% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 41% district-wide (+14 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; 5 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).

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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $98k; list at $170k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.21% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $7,484
• Equity at exit: $25,348

10-year hold

• IRR: 13.4%
• Equity multiple: 2.06×
• Total profit: $50,436
• Equity at exit: $14,698

Cash invested: $47,600 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 417
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,063 high
• Mortgage (P&I): −$891
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $557

Break-even live

Break-even rent $1,358

Max offer price $170,000

Occupancy floor 68%

Sensitivity live

Price	-10% $653	-5% $605	+0% $557	+5% $509	+10% $460
Rent	-10% $394	-5% $475	+0% $557	+5% $638	+10% $720
Rate	-1.0pp $642	-0.5pp $600	base $557	+0.5pp $513	+1.0pp $468

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Turnstone Way Columbia, SC	3.0	2.0	1145	$1,779	$1.55	4d	1	0.16mi
440 Town Center Pl Columbia, SC	1.0–2.0	1.0–2.0	1016	$2,610	$2.57	5d	17	0.31mi
512 N Crossing Dr Columbia, SC	3.0	2.0	1302	$1,799	$1.38	25d	1	0.37mi
136 Westport Dr Columbia, SC	3.0	2.0	1303	$1,769	$1.36	23d	1	0.94mi
500 Castle Ridge Dr Columbia, SC	3.0	2.0	1753	$2,150	$1.23	5d	1	1.18mi

Listing history 15 events

1. 2026-05-20
   status Pending
2. 2026-05-05
   historical Active - Contingent
3. 2026-05-01
   status Active
4. 2026-04-24
   status Pending
5. 2026-04-23
   status Active
6. 2026-03-23
   status Pending
7. 2026-03-08
   historical Active - Contingent
8. 2026-03-04
   price $170,000
9. 2026-03-02
   listed $189,000 Active
10. 2019-02-01
    soldstatus $98,000
11. 2010-09-30
    soldstatus $85,000
12. 2007-05-08
    soldstatus $79,600
13. 2003-07-10
    soldstatus $85,700
14. 1996-06-11
    soldstatus $75,000
15. 1992-03-11
    soldstatus $70,100

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $24,754
• − Mortgage interest: −$9,523
• − Property taxes: −$1,327
• − Insurance: −$850
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$4,945
• Taxable income: $4,148
• Est. tax owed @ 24.0%: −$996
• After-tax cash flow: $5,685/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

+142.5% since first listed

15 events — show timeline

• 2026-05-20 Pending — Consolidated MLS
• 2026-05-05 Contingent — Consolidated MLS
• 2026-05-01 Relisted — Consolidated MLS
• 2026-04-24 Pending — Consolidated MLS
• 2026-04-23 Relisted — Consolidated MLS
• 2026-03-23 Pending — Consolidated MLS
• 2026-03-08 Contingent — Consolidated MLS
• 2026-03-04 Price Changed $170,000 Consolidated MLS
• 2026-03-02 Listed $189,000 Consolidated MLS
• 2019-02-01 Sold (Public Records) $98,000 Public Records
• 2010-09-30 Sold (Public Records) $85,000 Public Records
• 2007-05-08 Sold (Public Records) $79,600 Public Records
• 2003-07-10 Sold (Public Records) $85,700 Public Records
• 1996-06-11 Sold (Public Records) $75,000 Public Records
• 1992-03-11 Sold (Public Records) $70,100 Public Records

Property tax history

-5.1%/yr

Latest (2025): $1,327 · +3.6% YoY. Source: county tax records.