1291 Congress Rd · Columbia, SC 29044

$211,000

5 bd · 3.0 ba · 2,128 sqft · Manufactured · 39 Days on market

Built 2025 2.00 ac lot ↓ 9% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Seller is a SC licensed agent. Spacious country living on 2 beautiful acres! Brand new 5 bedroom, 3 bathroom manufactured home that has plenty of room for everyone. Enjoy an open floor plan with a large living area, modern kitchen with island, and a private owner's suite with a spacious bath and walk-in closet. Split bedroom layout provides added privacy, while the additional bedrooms for flexibility for guests, office space, or hobbies. Peaceful rural setting with room for gardening, animals, or outdoor entertaining, yet still convenient to Columbia, Shaw AFB, and local amenities. Move-in ready and everything is brand new including septic and well — don't miss this opportunity for affordable space and acreage!

Key facts

• Open floor plan
• Private owners suite
• Split bedroom layout

Tags

• OPEN FLOOR PLAN
• MODERN KITCHEN
• PRIVATE OWNERS SUITE
• SPLIT BEDROOM LAYOUT
• MOVE IN READY
• BRAND NEW SEPTIC

Property features AI

Exterior

• Utilities: Private well water; Septic sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Gravel road access; Property on 2 acres

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 3 full bathrooms
• Interior features: Central heating and central cooling

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $211k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (28.5% below list).
• Recommended offer: $151k (28.5% 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: Webber School (math 30% / reading 30%, grade F, #394 of 597 statewide, top 66%, 190 students, 100% FRL); Southeast Middle (math 7% / reading 19%, grade F, #210 of 229 statewide, top 93%, 493 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 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: 54 active listings in the ZIP; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($205k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,815 (28.5% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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: 0.71% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.66×
• Total profit: $97,950
• Equity at exit: $190,086

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $301,853
• Equity at exit: $409,927

Cash invested: $59,080 (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 29044

• Home prices YoY: 7.0%
• Active inventory: 54
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$1,107
• Tax est. 1.5%: −$264 /mo · $3,165/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-267

Break-even live

Break-even rent $1,846

Max offer price $172,403

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-194	+0% $-267	+5% $-340	+10% $-413
Rent	-10% $-386	-5% $-326	+0% $-267	+5% $-207	+10% $-148
Rate	-1.0pp $-160	-0.5pp $-213	base $-267	+0.5pp $-321	+1.0pp $-377

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $211,000 Active 39 DOM
2. 2026-06-18
   days on market $211,000 Active 36 DOM
3. 2026-06-17
   days on market $211,000 Active 35 DOM
4. 2026-06-16
   days on market $211,000 Active 34 DOM
5. 2026-06-15
   remarks 693-char remark
6. 2026-06-15
   pricedays on market $211,000 Active 33 DOM
7. 2026-06-14
   days on market $212,000 Active 31 DOM
8. 2026-06-10
   days on market $212,000 Active 28 DOM
9. 2026-06-09
   days on market $212,000 Active 27 DOM
10. 2026-06-08
    days on market $212,000 Active 26 DOM
11. 2026-06-07
    pricedays on market $212,000 Active 25 DOM
12. 2026-06-03
    days on market $213,000 Active 21 DOM
13. 2026-06-03
    days on market $213,000 Active 20 DOM
14. 2026-06-01
    days on market $213,000 Active 19 DOM
15. 2026-06-01
    price $213,000 Active 18 DOM
16. 2026-05-31
    days on market $215,000 Active 18 DOM
17. 2026-05-18
    price $215,000
18. 2026-05-18
    price $229,000
19. 2026-05-15
    listed $215,000 Active 726-char remark

    Show marketing remark (726 chars)

    Seller is a SC licensed agent. Spacious country living on 2 beautiful acres! Brand new 5 bedroom, 3 bathroom manufactured home that has plenty of room for everyone. Enjoy an open floor plan with a large living area, modern kitchen with island, and a private owner's suite with a spacious bath and walk-in closet. Split bedroom layout provides added privacy, while the additional bedrooms for flexibility for guests, office space, or hobbies. Peaceful rural setting with room for gardening, animals, or outdoor entertaining, yet still convenient to Columbia, Shaw AFB, and local amenities. Move-in ready and everything is brand new including septic and well — don't miss this opportunity for affordable space and acreage!

20. 2026-05-12
    listed $235,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,098
• − Mortgage interest: −$11,819
• − Property taxes: −$3,165
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$6,138
• Taxable loss: −$6,975
• Est. tax savings @ 24.0%: +$1,674
• After-tax cash flow: $-1,527/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

• City population: 335,994
• Population (ZIP): 4,299

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: Majority Black (56%)
• Race & ethnicity: Black 56% White 38% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 13.20%
• Current HPI: 200.54
• 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

-8.5% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $215,000 Consolidated MLS
• 2026-05-18 Price Changed $229,000 Consolidated MLS
• 2026-05-15 Listed $215,000 SBOR
• 2026-05-12 Listed $235,000 Consolidated MLS