381 Channing Ct · Columbia, SC 29061

$197,603

3 bd · 2.5 ba · 1,288 sqft · SingleFamily · 11 Days on market

Built 2026 Excellent condition $153/sqft · 15% below area Est $232k · 15% under

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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 +15.1/30.0
• ARV discount +14.2/15.0
• Condition / age +4.8/5.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

The Laurens! Step inside to an open-concept living and dining area filled with natural light, perfect for entertaining or relaxing. The kitchen features modern appliances, ample cabinet space, and a breakfast bar ideal for casual meals. Upstairs, youll find a generous primary suite with a walk-in closet and a private en-suite bath, along with two additional bedrooms and a full hall bath.

Key facts

• Walk-in closet
• Modern appliances
• Natural light

Tags

• OPEN-CONCEPT LIVING
• NATURAL LIGHT
• MODERN APPLIANCES
• AMPLE CABINET SPACE
• BREAKFAST BAR
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $198k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $66 ($789/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 $181k (8.3% below list).
• Recommended offer: $181k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 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: Caughman Road Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 707 students, 100% FRL); Hopkins Middle (math 8% / reading 17%, grade F, #213 of 229 statewide, top 94%, 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: 558 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 36% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $181,182 (8.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $232,474
• List price: $197,603
• Delta: -15.00%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Saskatoon Dr	0.36mi	3/2.5	1,307 (+2%)	25mo	$228,530	$175	61
112 Gatlin Dr	0.37mi	3/2.0	1,296 (+1%)	27mo	$200,000	$154	60
236 Hunters Rd	1.12mi	3/2.0	1,349 (+5%)	4mo	$197,000	$146	52
22 Sparta Ct	1.46mi	3/2.0	1,253 (-3%)	30mo	$215,000	$172	38
5 Cadet Ct	1.19mi	3/2.0	1,224 (-5%)	32mo	$182,000	$149	35
1062 Crescent Moon Loop	1.40mi	3/2.5	1,557 (+21%)	16mo	$252,000	$162	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-27,805
• Equity at exit: $29,463

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-18,709
• Equity at exit: $17,085

Cash invested: $55,329 (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 →

Active competition Active MLS

• For sale now: 68 active · 40 under contract
• Median asking: $196,500 ($154/sqft)
• Median days on market: 94 d
• This list price: 51% of active listings are priced below it
• ARV vs active asking: +17.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29061

• Home prices YoY: -22.8%
• Active inventory: 558
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$1,036
• Tax est. 1.5%: −$247 /mo · $2,964/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $66

Break-even live

Break-even rent $1,729

Max offer price $197,603

Occupancy floor 91%

Sensitivity live

Price	-10% $202	-5% $134	+0% $66	+5% $-3	+10% $-71
Rent	-10% $-77	-5% $-6	+0% $66	+5% $137	+10% $209
Rate	-1.0pp $165	-0.5pp $116	base $66	+0.5pp $15	+1.0pp $-38

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: $49,401
• Closing costs: $5,928
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 Bermuda Cedar Ln Hopkins, SC	3.0	2.0	1292	$2,250	$1.74	62d	1	0.30mi
241 Saskatoon Dr Hopkins, SC	4.0	2.5	1646	$1,949	$1.18	62d	1	0.32mi
247 Gusty Ln Hopkins, SC	3.0	1.5	1034	$1,350	$1.31	5d	1	0.36mi
101 Shagbark Ave Columbia, SC	3.0	1.0	1000	$1,295	$1.29	114d	1	0.39mi
612 Bitternut Rd Columbia, SC	3.0	1.0	1000	$1,331	$1.33	5d	1	0.44mi
429 Mockernut Ln Columbia, SC	3.0	1.0	1010	$1,250	$1.24	119d	1	0.50mi
213 Kingnut Dr Columbia, SC	3.0	2.0	1148	$1,595	$1.39	5d	1	0.52mi
709 Quail Hills Dr Hopkins, SC	3.0	2.0	1182	$1,569	$1.33	0d	1	0.54mi
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	119d	1	0.61mi
221 Ramblewood Dr Columbia, SC	3.0	2.0	1200	$1,495	$1.25	5d	1	0.63mi
728 Bitternut Rd Columbia, SC	2.0	1.5	935	$1,100	$1.18	62d	1	0.67mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	119d	1	0.70mi
312 Hickory Ridge Dr Columbia, SC	3.0	1.5	1152	$1,385	$1.20	62d	1	0.73mi
417 Leaning Maple Way Hopkins, SC	4.0	2.5	1775	$2,083	$1.17	4d	1	0.82mi
331 Crooked Pine Ct Columbia, SC	4.0	2.5	1775	$2,083	$1.17	87d	1	0.83mi
3621 Baywater Dr Columbia, SC	3.0	1.0	1005	$1,425	$1.42	0d	1	0.86mi
3728 Baywater Dr Columbia, SC	3.0	1.0	1066	$1,450	$1.36	4d	1	0.88mi
209 Mayfair Dr Columbia, SC	3.0	1.0	1075	$1,250	$1.16	87d	1	0.89mi
315 Crooked Pine Ct Columbia, SC	4.0	2.5	1775	$2,133	$1.20	87d	1	0.91mi
128 Crestmore Dr Columbia, SC	3.0	1.5	1032	$1,595	$1.55	5d	1	0.94mi
324 Sandbach Rd Columbia, SC	3.0	2.5	1704	$1,819	$1.07	62d	1	0.94mi
305 Shoreditch Dr Columbia, SC	3.0	1.5	1378	$1,586	$1.15	114d	1	0.94mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	110d	1	0.95mi
1098 Belmont Green Rd Columbia, SC	4.0	2.0	1500	$1,895	$1.26	5d	1	0.96mi
1098 Belmont Green Rd Columbia, SC	4.0	2.0	1506	$1,995	$1.32	62d	1	0.96mi
313 Shoreditch Dr Columbia, SC	3.0	1.5	1056	$1,775	$1.68	119d	1	0.97mi
302 Crooked Pine Ct Columbia, SC	3.0	2.0	1399	$1,883	$1.35	119d	1	0.98mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	110d	1	0.98mi
3801 Trotter Rd Columbia, SC	3.0	1.5	1374	$1,595	$1.16	87d	1	1.03mi
3612 Kelford Dr Columbia, SC	3.0	2.0	1040	$1,525	$1.47	5d	1	1.19mi
1077 Crescent Moon Loop Hopkins, SC	3.0	2.5	1507	$1,699	$1.13	0d	1	1.37mi
1076 Crescent Moon Loop Hopkins, SC	3.0	2.5	1588	$1,839	$1.16	62d	1	1.38mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	110d	1	1.42mi
652 New Stock Dr Hopkins, SC	3.0	2.0	1274	$1,631	$1.28	4d	1	1.49mi

Listing history 7 events

1. 2026-06-14
   days on market $197,603 Active 11 DOM
2. 2026-06-10
   days on market $197,603 Active 8 DOM
3. 2026-06-09
   days on market $197,603 Active 7 DOM
4. 2026-06-08
   days on market $197,603 Active 6 DOM
5. 2026-06-07
   days on market $197,603 Active 5 DOM
6. 2026-06-03
   remarks 390-char remark
7. 2026-06-03
   listed $197,603 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $21,742
• − Mortgage interest: −$11,069
• − Property taxes: −$2,964
• − Insurance: −$988
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$5,748
• Taxable loss: −$2,506
• Est. tax savings @ 24.0%: +$601
• After-tax cash flow: $1,390/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from a fresh coat of paint and landscaping to enhance its curb appeal.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal ↑
• Resale Landscaping and shrubbery — Improves curb appeal ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Caughman Road Elementary F SC #452/597 Nat'l #30,133/41,679 Middle Hopkins Middle F SC #213/229 Nat'l #13,022/14,009 High Lower Richland High F SC #185/196 Nat'l #9,612/17,239

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

B Composite livability gradescore 78/100

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 · 459,667 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 12,538
• Household income: $60,307
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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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: ▼ -57.44%
• Current HPI: 194.8986
• Rent YoY: —
• Metro: Columbia, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B