2518 Putnam St · Columbia, SC 29204-2062

$179,500

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 5 Days on market

Built 1954 10,454 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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Schools +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming gem is nestled on a spacious quarter-acre lot in the heart of desirable Forest Acres, this classic brick ranch features 952 square feet of comfortable living space with 3 bedrooms and 1 bath. Whether you're looking for your first home, downsizing, investing, or seeking a conveniently located property, this home offers exceptional value and endless potential. Inside, you'll find a functional floor plan filled with natural light and opportunities to make the space your own. Step outside to enjoy the large, fully fenced backyard—perfect for pets, play, gardening, entertaining, or simply relaxing in your private outdoor retreat. Location is the true highlight of this propert

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1954

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer
• Home design: One-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above the foundation; Paved road access; Lot size about 0.24 acre; Public water

Interior

• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump on the first level; Gas pack heating
• Interior features: Total heated area approximately 952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-48 ($-581/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (24.6% below list).
• Recommended offer: $135k (24.6% 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 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: Watkins-Nance Elementary (math 17% / reading 27%, grade F, #475 of 597 statewide, top 81%, 383 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 44% at this address vs 31% district-wide (+14 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $7k 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 $50k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $147k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,274 (24.6% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.75% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 11.1

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: 6.4%
• Equity multiple: 1.37×
• Total profit: $18,483
• Equity at exit: $80,711

10-year hold

• IRR: 9.3%
• Equity multiple: 2.39×
• Total profit: $70,072
• Equity at exit: $124,385

Cash invested: $50,260 (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 29204-2062

• Active inventory: 1
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$941
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-48

Break-even live

Break-even rent $1,414

Max offer price $170,942

Occupancy floor 99%

Sensitivity live

Price	-10% $53	-5% $2	+0% $-48	+5% $-99	+10% $-150
Rent	-10% $-155	-5% $-102	+0% $-48	+5% $5	+10% $58
Rate	-1.0pp $42	-0.5pp $-3	base $-48	+0.5pp $-95	+1.0pp $-142

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2834 Keats St Columbia, SC	3.0	2.0	921	$2,250	$2.44	15d	1	0.23mi
1612 Ogden St Columbia, SC	2.0	1.0	680	$1,100	$1.62	15d	2	0.63mi
2511 Chestnut St Columbia, SC	2.0	1.0	928	$1,300	$1.40	15d	1	0.81mi
2225 Waites Rd Unit 2225A Columbia, SC	2.0	1.0	714	$1,100	$1.54	24d	1	0.83mi
3202 Colin Kelly Dr Columbia, SC	2.0	1.0	756	$825	$1.09	24d	1	0.83mi
3232 Brookwood Ct Unit A Columbia, SC	2.0	1.0	800	$1,000	$1.25	24d	1	0.92mi
1115 Carter St Columbia, SC	1.0–2.0	1.0	854	$1,405	$1.65	24d	1	0.95mi
3431 Covenant Rd Columbia, SC	1.0–3.0	1.0–1.5	950	$1,100	$1.16	24d	1	0.98mi
2050 N Beltline Blvd Columbia, SC	1.0–2.0	1.0–1.5	831	$1,042	$1.25	15d	6	1.10mi
2508 Laurel St Unit B Columbia, SC	2.0	1.0	750	$950	$1.27	24d	1	1.12mi
3015 English Ave Columbia, SC	2.0	1.0	981	$1,250	$1.27	12d	1	1.14mi
2413 Laurel St Unit C Columbia, SC	2.0	1.0	800	$900	$1.12	24d	1	1.19mi
4215 Bethel Church Rd Columbia, SC	1.0–3.0	1.0–2.0	962	$1,395	$1.45	24d	1	1.20mi
1800 Cherry Laurel Dr Unit 18005 Columbia, SC	2.0	1.0	960	$895	$0.93	24d	1	1.22mi
3419 Piedmont Ave Columbia, SC	3.0	1.0	1100	$1,195	$1.09	24d	1	1.27mi
3415 Piedmont Ave Unit A Columbia, SC	2.0	1.0	650	$1,000	$1.54	24d	1	1.28mi
2455 Gervais St Unit B Columbia, SC	2.0	1.0	650	$1,100	$1.69	24d	1	1.32mi
4214 Bethel Church Rd Columbia, SC	2.0–3.0	1.0–2.0	1068	$1,429	$1.34	12d	9	1.33mi
2719 Howell Ct Columbia, SC	2.0	1.0	675	$850	$1.26	12d	1	1.35mi
2710 Howell Ct Columbia, SC	2.0	1.0	700	$825	$1.18	15d	1	1.38mi
3540 White St Columbia, SC	2.0	1.0	725	$1,300	$1.79	24d	1	1.41mi

Listing history 6 events

1. 2026-06-18
   days on market $179,500 Active 5 DOM
2. 2026-06-17
   days on market $179,500 Active 4 DOM
3. 2026-06-16
   days on market $179,500 Active 3 DOM
4. 2026-06-15
   days on market $179,500 Active 2 DOM
5. 2026-06-14
   remarks 693-char remark
6. 2026-06-14
   listed $179,500 Active 1 DOM

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $1,212 · $101/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $16,233
• − Mortgage interest: −$10,055
• − Property taxes: −$1,212
• − Insurance: −$898
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$5,222
• Taxable loss: −$3,750
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $319/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 — 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

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

+443.9% since first listed

15 events — show timeline

• 2026-06-13 Listed $179,500 Consolidated MLS
• 2022-05-18 Sold (Public Records) $147,400 Public Records
• 2022-03-22 Delisted — Consolidated MLS
• 2022-03-21 Price Changed $143,000 Consolidated MLS
• 2022-03-16 Price Changed $144,250 Consolidated MLS
• 2022-03-16 Relisted — Consolidated MLS
• 2022-03-09 Delisted — Consolidated MLS
• 2022-03-07 Relisted — Consolidated MLS
• 2022-02-19 Delisted — Consolidated MLS
• 2022-02-17 Listed $150,600 Consolidated MLS
• 2018-03-30 Sold (Public Records) $99,000 Public Records
• 2007-04-09 Sold (Public Records) $107,000 Public Records
• 1997-12-29 Sold (Public Records) $58,700 Public Records
• 1984-02-01 Sold (Public Records) $37,198 Public Records
• 1979-10-01 Sold (Public Records) $33,000 Public Records

Property tax history

-7.1%/yr

Latest (2025): $1,212 · +3.7% YoY. Source: county tax records.