208 Carillo Dr · Columbia, SC 29223

$214,990

3 bd · 2.5 ba · 1,685 sqft · Townhouse · 141 Days on market

Built 2026 $70/mo HOA · 4% of rent ↓ 5% 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).

• Cash flow +11.7/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in Ready, so call and ask about our “Quick Move In Special” today! Discover the epitome of contemporary living in this exquisite 3-bedroom, 2.5-bathroom townhome in a brand new subdivision: Percival Village in Columbia, SC. Nestled in a prime location, these homes provide a perfect blend of style, convenience, and accessibility. The open concept main floor is spacious and built for entertaining; with a perfectly appointed kitchen featuring white cabinets, stainless appliances, and beautiful quartz countertops. You will appreciate the ease of low-maintenance, energy efficient living, with HE appliances, dual programmable thermostats, low E windows, a tankless hot water heate

Key facts

• Private patio
• $70 HOA
• Garage

Tags

• OPEN CONCEPT MAIN FLOOR
• PERFECTLY APPOINTED KITCHEN
• LOW MAINTENANCE LIVING
• ENERGY EFFICIENT LIVING
• TANKLESS HOT WATER HEATER
• PRIVATE PATIO

Property features AI

Finance

• Other: Home comes with 12-month home warranty and new construction builder warranty; Directions: From Percival Road turn onto Alpine Road. At the roundabout take first right onto Old Percival Road. Percival Village is on the left.
• HOA & community: Homeowners association with common area maintenance, front yard maintenance and landscaping included; Sidewalk community

Exterior

• Parking: Attached garage (main level); Two parking spaces total, including one garage space
• Utilities: Public sewer; Thermopane windows; Energy Star construction
• Home design: Two-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Patio; Rear vinyl fencing; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with island and pantry; Painted cabinets; Quartz countertops; Recessed lighting
• Bedrooms: Master bedroom on second floor with double vanity, private bath, separate shower, separate water closet, walk-in closet, and carpet and luxury vinyl plank flooring; Second bedroom on second floor with shared bath, high ceilings and private closet; Third bedroom on second floor with shared bath, high ceilings and private closet
• Flooring: Luxury vinyl plank and carpet
• Bathrooms: Two full baths and one half bath
• Heating & cooling: Central cooling; Gas pack heating with zoned system
• Interior features: Attic with pull-down access; High ceilings; Recessed lighting; Tankless water heater
• Laundry & utility: Laundry closet in heated space (washer/dryer area on second floor); Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-62 ($-749/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (12.1% below list).
• Recommended offer: $189k (12.1% 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 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: Windsor Elementary (math 21% / reading 23%, grade F, #475 of 597 statewide, top 81%, 537 students, 100% FRL) — zoned schools average 100% FRL vs 38% district-wide (62 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 41% district-wide (-19 pts) — the specific schools serving this property underperform the Richland 02 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 341 active listings in the ZIP; 7 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).
• This rent runs 36% of the median local income ($62k/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

• It's been on market 141 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,030 (12.1% 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 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.88% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.27×
• Total profit: $-43,904
• Equity at exit: $32,056

10-year hold

• IRR: -24.5%
• Equity multiple: -0.05×
• Total profit: $-63,093
• Equity at exit: $18,588

Cash invested: $60,197 (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 29223

• Rents YoY: 0.2%
• Active inventory: 341
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$70
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-62

Break-even live

Break-even rent $1,969

Max offer price $205,959

Occupancy floor 98%

Sensitivity live

Price	-10% $86	-5% $12	+0% $-62	+5% $-137	+10% $-211
Rent	-10% $-212	-5% $-137	+0% $-62	+5% $12	+10% $87
Rate	-1.0pp $46	-0.5pp $-8	base $-62	+0.5pp $-118	+1.0pp $-175

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: $53,748
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1270 Polo Rd Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,841	$1.58	4d	41	0.39mi
1725 Cheltenham Ln Columbia, SC	3.0	2.0	1444	$1,675	$1.16	24d	1	0.92mi
119 Manzanita Ln Columbia, SC	4.0	2.5	2200	$2,450	$1.11	11d	1	1.29mi
232 Allans Mill Dr Columbia, SC	4.0	2.5	1696	$2,100	$1.24	24d	1	1.31mi
8720 Windsor Lake Blvd Columbia, SC	1.0–3.0	1.0–2.0	967	$1,415	$1.46	24d	15	1.33mi
811 Mallet Hill Rd Columbia, SC	1.0–3.0	1.0–2.0	1137	$2,041	$1.80	3d	18	1.39mi
117 Greenfield Rd Columbia, SC	3.0	2.0	2055	$1,981	$0.96	24d	1	1.44mi

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-18
   days on market $214,990 Active 141 DOM
2. 2026-06-17
   days on market $214,990 Active 140 DOM
3. 2026-06-16
   days on market $214,990 Active 139 DOM
4. 2026-06-15
   days on market $214,990 Active 138 DOM
5. 2026-06-14
   days on market $214,990 Active 136 DOM
6. 2026-06-13
   days on market $214,990 Active 135 DOM
7. 2026-06-10
   days on market $214,990 Active 133 DOM
8. 2026-06-09
   days on market $214,990 Active 132 DOM
9. 2026-06-08
   days on market $214,990 Active 131 DOM
10. 2026-06-07
    days on market $214,990 Active 130 DOM
11. 2026-06-05
    days on market $214,990 Active 127 DOM
12. 2026-06-03
    days on market $214,990 Active 126 DOM
13. 2026-06-03
    days on market $214,990 Active 125 DOM
14. 2026-06-01
    days on market $214,990 Active 124 DOM
15. 2026-05-31
    days on market $214,990 Active 123 DOM
16. 2026-05-08
    price $214,990
17. 2026-04-16
    price $221,990
18. 2026-01-28
    listed $225,990 Active

ⓘ 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: $22,684
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − HOA: −$840
• − Depreciation: −$6,254
• Taxable loss: −$4,383
• Est. tax savings @ 24.0%: +$1,052
• After-tax cash flow: $303/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

• Census place: Columbia, SC
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 53,074
• Household income: $62,408
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2857.0

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 0.60)
• Race & ethnicity: Black 57% White 23% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% 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: ▼ -135.96%
• Current HPI: 195.3158
• Rent YoY: ▲ 0.21%
• 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

-4.9% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $214,990 Consolidated MLS
• 2026-04-16 Price Changed $221,990 Consolidated MLS
• 2026-01-28 Listed $225,990 Consolidated MLS