5834 Old Leesburg Rd · Columbia, SC 29061

$155,000

1 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 40 Days on market

Built 1971 1.00 ac 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming one story home is located on an acre lot with no HOA! Flex room could also be a fourth bedroom with private access! Plank flooring, lots of natural light and space! Enjoy country living that is commutable to both Columbia and Sumter - Ft Jackson, Shaw AFB! Large yard with room for your garden, chickens or more! Lower cost of living with well and septic. This quality affordable home is move in ready and can close quickly so you can enjoy your Summer ahead! Welcome Home! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Well and septic
• Large yard
• Room for garden

Tags

• ACRE LOT
• FLEX ROOM
• PRIVATE ACCESS
• LARGE YARD
• ROOM FOR GARDEN
• WELL AND SEPTIC

Property features AI

Exterior

• Utilities: Septic sewer; Well water
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Partial brick exterior above foundation; Paved road access; Property sits on 1 acre; Well water

Interior

• Kitchen: Free-standing range
• Bedrooms: Master bedroom on main level with laminate flooring; Bedroom 2 on main level with laminate flooring; Bedroom 3 on main level with laminate flooring
• Flooring: Laminate flooring in bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace; Free-standing range
• Laundry & utility: Washer/Dryer located on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $34 ($403/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 $141k (9.1% below list).
• Recommended offer: $141k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Horrell Hill Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 562 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: 328 active listings in the ZIP; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 40 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

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 $140,956 (9.1% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 0.91% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 9.2

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-22,953
• Equity at exit: $23,111

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-17,127
• Equity at exit: $13,402

Cash invested: $43,400 (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 29061

• Home prices YoY: -22.8%
• Active inventory: 328
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$203 /mo · $2,431/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $34

Break-even live

Break-even rent $1,367

Max offer price $155,000

Occupancy floor 93%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   statusdays on market $155,000 Pending 40 DOM
2. 2026-06-14
   days on market $155,000 Active - Contingent 39 DOM
3. 2026-06-10
   days on market $155,000 Active - Contingent 36 DOM
4. 2026-06-09
   days on market $155,000 Active - Contingent 35 DOM
5. 2026-06-08
   days on market $155,000 Active - Contingent 34 DOM
6. 2026-06-07
   days on market $155,000 Active - Contingent 33 DOM
7. 2026-06-03
   days on market $155,000 Active - Contingent 29 DOM
8. 2026-06-03
   days on market $155,000 Active - Contingent 28 DOM
9. 2026-06-01
   days on market $155,000 Active - Contingent 27 DOM
10. 2026-05-31
    days on market $155,000 Active - Contingent 26 DOM
11. 2026-05-19
    price $155,000
12. 2026-05-05
    listed $159,900 Active
13. 2018-09-10
    soldstatus $150,000
14. 1989-05-01
    soldstatus $49,000

ⓘ 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: $2,431 · $203/mo
• Projected year-2 tax: $2,431 · $203/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,915
• − Mortgage interest: −$8,682
• − Property taxes: −$2,431
• − Insurance: −$775
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$4,509
• Taxable loss: −$2,189
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $928/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

• County: Richland County · 389,530 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: 236.0

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: 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+216.3% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $155,000 Consolidated MLS
• 2026-05-05 Listed $159,900 Consolidated MLS
• 2018-09-10 Sold (Public Records) $150,000 Public Records
• 1989-05-01 Sold (Public Records) $49,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,431 · +2.6% YoY. Source: county tax records.