777 Phipps Ln · Columbia, SC 29209

$269,900

4 bd · 3.0 ba · 1,900 sqft · SingleFamily public records · 20 Days on market

Built 2021 Good condition 6,098 sqft lot $38/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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Modern 4 BR Home with Pond Views & Flexible Bonus Space. Welcome home to this beautifully designed 4 BDRM, 2.5 BA residence featuring a modern open layout & stylish neutral decor throughout. The spacious living areas flow seamlessly together, creating the perfect setting for everyday living and entertaining. The kitchen is the heart of the home with a large center island, granite countertops, abundant cabinet space, and an open view to the main living area. A flexible extra room offers the perfect space for a home office, exercise room, playroom, or hobby area. Retreat to the oversized owner's suite complete with a deep walk-in closet and plenty of room to unwind. Additional bed

Key facts

• Flexible bonus space
• Oversized patio
• Pond views

Tags

• POND VIEWS
• FLEXIBLE BONUS SPACE
• OVERSIZED PATIO
• EXPANSIVE BACKYARD
• NEIGHBORHOOD POOL
• NEIGHBORHOOD SIDEWALKS

Property features AI

Finance

• HOA & community: Homeowners association in place; Association covers common area maintenance, pool and sidewalk maintenance

Exterior

• Parking: Attached 2-car garage (main level)
• Utilities: Public sewer; Public water
• Home design: Two-story house; House faces northeast
• Construction: Slab foundation
• Exterior features: Patio; Vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Island; Granite countertops; Luxury vinyl plank flooring
• Bedrooms: Master bedroom with double vanity, private bath, separate shower and walk-in closet (Second level); Bedroom 2 with ceiling fan and private closet (Second level); Bedroom 3 with ceiling fan and private closet (Second level); Bedroom 4 with ceiling fan and private closet (Second level)
• Flooring: Carpet in bedrooms and great room; Luxury vinyl plank in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Two secondary full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fans throughout; Attic access; Disposal; Tankless hot water
• Laundry & utility: Heated laundry space (washer/dryer on Second level)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7 ($83/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 $218k (19.3% below list).
• Recommended offer: $218k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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: Annie Burnside Elementary (math 12% / reading 22%, grade F, #515 of 597 statewide, top 89%, 328 students, 100% FRL); Crayton Middle (math 48% / reading 64%, grade B-, #23 of 229 statewide, top 10%, 905 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 47% at this address vs 31% district-wide (+16 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: Rents rising (+2.1%/yr); 298 active listings in the ZIP; 13 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 44% of the median local income ($59k/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 20 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,900 (19.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-45,355
• Equity at exit: $40,243

10-year hold

• IRR: -10.7%
• Equity multiple: 0.38×
• Total profit: $-47,222
• Equity at exit: $23,336

Cash invested: $75,572 (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 29209

• Rents YoY: 2.1%
• Active inventory: 298
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,179 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$112
• HOA: −$38
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $7

Break-even live

Break-even rent $2,170

Max offer price $269,900

Occupancy floor 95%

Sensitivity live

Price	-10% $160	-5% $83	+0% $7	+5% $-69	+10% $-146
Rent	-10% $-165	-5% $-79	+0% $7	+5% $93	+10% $179
Rate	-1.0pp $143	-0.5pp $76	base $7	+0.5pp $-63	+1.0pp $-134

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Beacons Field Rd Columbia, SC	3.0	2.5	1663	$2,183	$1.31	16d	1	0.24mi
425 Red Poll Way Columbia, SC	4.0	2.5	1783	$2,133	$1.20	25d	1	0.29mi
27 Blue Fescue Way Columbia, SC	4.0	2.5	2075	$2,283	$1.10	25d	1	0.29mi
448 Red Poll Way Columbia, SC	4.0	2.5	1783	$2,183	$1.22	25d	1	0.33mi
79 Blue Fescue Way Columbia, SC	4.0	2.5	2075	$2,295	$1.11	13d	1	0.36mi
72 Blue Fescue Way Columbia, SC	4.0	2.5	2075	$2,233	$1.08	16d	1	0.37mi
7743 Garners Ferry Rd Columbia, SC	1.0–3.0	1.0–2.5	1045	$2,534	$2.42	4d	19	0.45mi
76 Springway Dr Columbia, SC	3.0	2.5	1326	$1,829	$1.38	13d	1	0.74mi
1101 Hallbrook Dr Columbia, SC	1.0–3.0	1.0–2.0	1050	$1,229	$1.17	16d	1	1.04mi
600 Greenlawn Dr Columbia, SC	1.0–3.0	1.0–2.0	1017	$1,830	$1.80	4d	25	1.13mi
409 Levington Ln Columbia, SC	3.0	2.5	1732	$1,995	$1.15	25d	1	1.14mi
156 Top Forest Dr Columbia, SC	3.0	2.5	1855	$2,500	$1.35	25d	1	1.38mi
1015 Walters Ln Columbia, SC	3.0	2.0	1643	$1,895	$1.15	23d	1	1.47mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 7 events

1. 2026-06-07
   statusdays on market $269,900 Pending 20 DOM
2. 2026-06-03
   days on market $269,900 Active - Contingent 19 DOM
3. 2026-06-03
   days on market $269,900 Active - Contingent 18 DOM
4. 2026-06-01
   days on market $269,900 Active - Contingent 17 DOM
5. 2026-05-31
   days on market $269,900 Active - Contingent 16 DOM
6. 2026-05-20
   historical Active - Contingent
7. 2026-05-15
   listed $269,900 Active

ⓘ 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: $1,784 · $149/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,148
• − Mortgage interest: −$15,119
• − Property taxes: −$1,784
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,092
• − Management: −$2,092
• − HOA: −$456
• − Depreciation: −$7,852
• Taxable loss: −$4,595
• Est. tax savings @ 24.0%: +$1,103
• After-tax cash flow: $1,186/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This modern 4-bedroom home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The home is move-in ready with minor maintenance needed.

Value-add opportunities

• Resale Paint exterior shutters — Enhances curb appeal and can be a selling point
• Resale Paint interior walls — Fresh paint can make the home feel more inviting
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior shutters — Enhances curb appeal and can be a selling point ↑
• Resale Paint interior walls — Fresh paint can make the home feel more inviting ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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

• Census place: Columbia, SC
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 38,041
• Household income: $58,772
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1716.0

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 0.62)
• Race & ethnicity: Black 48% White 39% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Arabic 1% Other Indo-European 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: ▼ -142.10%
• Current HPI: 205.5679
• Rent YoY: ▲ 2.08%
• 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

2 events — show timeline

• 2026-05-20 Contingent — Consolidated MLS
• 2026-05-15 Listed $269,900 Consolidated MLS

Property tax history

+13.4%/yr

Latest (2025): $1,784 · +3.7% YoY. Source: county tax records.