404 Columbia Rd · Edgefield, SC 29824

$79,900

4 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 109 Days on market

Built 1940 0.50 ac lot

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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 +26.0/30.0
• 1% rule +9.6/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +2.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

More than meets the eye. This home has a full walkout basement - living space. The main floor has had many updates as well. New windows (Aug. 2020) Updated kitchen, hardwood floors & bathrooms. The kitchen updated with butcher block countertops, farm style deep sink and newer SS appliances. hardwood flooring on the main floor, 4 bedrooms, media/theater room, 2 utility rooms and more. Large lot with fruit trees (producing now)! Roof is 7 yrs young, some windows are newer others are storm windows, low utility cost recorded. Fast Fiber optic cable internet available. Enjoy sidewalks to town park, walking trails & the charming Edgefield Town Square all from your front yard. In the city limits no city taxes. 100% financing for approved buyers! Check out the 3D tour online.

Key facts

• Formal dining room
• Large back yard
• Hardwood floors

Tags

• HARDWOOD FLOORS
• FIREPLACE WITH MANTLE
• FORMAL DINING ROOM
• APRON FRONT FARM HOUSE SINK
• ORIGINAL WOOD PANELING
• LARGE BACK YARD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels
• Construction: Masonite exterior; Composition roof; Other foundation
• Exterior features: Garden; Wooded, level lot; Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Ceramic tile; Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Pantry; Basement with interior and exterior entries; Living room fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#290 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime D+, amenities F, commute F.
• Edgefield 01 (rural): math 26% / reading 39% proficiency, ranked #48 of 80 in SC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: W. E. Parker Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 375 students, 100% FRL); Strom Thurmond High (math 27% / reading 72%, grade D, #151 of 196 statewide, top 79%, 748 students, 74% FRL) — zoned schools average 87% FRL vs 55% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 181 units permitted in Edgefield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Edgefield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 F-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 D 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. 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.
9. 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.
10. 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: 1.46% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.61%
• DSCR: 1.47
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $259,532
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Bluebird Ln	0.18mi	3/1.0 (-1)	1,275 (-11%)	14mo	$40,000	$31	53
336 Wigfall St	0.57mi	3/2.0 (-1)	1,265 (-11%)	2mo	$230,000	$182	48
61 Eastview Rd	0.74mi	3/2.0 (-1)	1,350 (-5%)	15mo	$250,000	$185	39

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-222
• Equity at exit: $11,913

10-year hold

• IRR: 9.5%
• Equity multiple: 1.74×
• Total profit: $16,529
• Equity at exit: $6,908

Cash invested: $22,372 (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 29824

• Home prices YoY: -26.3%
• Active inventory: 86
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$269 /mo · $3,223/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $198

Break-even live

Break-even rent $912

Max offer price $79,900

Occupancy floor 78%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Peachtree St Edgefield, SC	3.0	2.0	1183	$1,163	$0.98	13d	1	0.57mi

Listing history 38 events

1. 2026-06-18
   days on market $79,900 Active 109 DOM
2. 2026-06-17
   days on market $79,900 Active 108 DOM
3. 2026-06-16
   days on market $79,900 Active 107 DOM
4. 2026-06-15
   days on market $79,900 Active 106 DOM
5. 2026-06-14
   days on market $79,900 Active 104 DOM
6. 2026-06-13
   days on market $79,900 Active 103 DOM
7. 2026-06-10
   days on market $79,900 Active 101 DOM
8. 2026-06-09
   days on market $79,900 Active 100 DOM
9. 2026-06-08
   days on market $79,900 Active 99 DOM
10. 2026-06-07
    days on market $79,900 Active 98 DOM
11. 2026-06-05
    days on market $79,900 Active 95 DOM
12. 2026-06-03
    days on market $79,900 Active 94 DOM
13. 2026-06-02
    days on market $79,900 Active 93 DOM
14. 2026-06-01
    days on market $79,900 Active 92 DOM
15. 2026-05-31
    days on market $79,900 Active 91 DOM
16. 2026-05-30
    days on market $79,900 Active 90 DOM
17. 2026-05-06
    price $79,900
18. 2026-04-26
    status Active
19. 2026-04-09
    status Pending
20. 2026-04-01
    historical
21. 2026-03-05
    price $89,900
22. 2026-02-13
    status Active
23. 2026-01-02
    status Pending
24. 2025-12-25
    listed $99,900 Active
25. 2020-10-15
    soldstatus $140,000
26. 2020-09-28
    soldstatus $140,000 790-char remark

    Show marketing remark (766 chars)

    More than meets the eye. This home has a full walkout basement - living space. The main floor has had many updates as well. Updated kitchen, hardwood floors & bathrooms. The kitchen updated with butcher block countertops, farm style deep sink and newer SS appliances. hardwood flooring on the main floor, 4 bedrooms, media/theater room, 2 utility rooms and more. Large lot with fruit trees (producing now)! Roof is 7 yrs young, some windows are newer others are storm windows, low utility cost recorded. Fast Fiber optic cable internet available. Enjoy sidewalks to town park, walking trails & the charming Edgefield Town Square all from your front yard. In the city limits no city taxes. 100% financing for approved buyers! Check out the 3D tour online.

27. 2020-09-28
    soldstatus $140,000 766-char remark

    Show marketing remark (766 chars)

    More than meets the eye. This home has a full walkout basement - living space. The main floor has had many updates as well. Updated kitchen, hardwood floors & bathrooms. The kitchen updated with butcher block countertops, farm style deep sink and newer SS appliances. hardwood flooring on the main floor, 4 bedrooms, media/theater room, 2 utility rooms and more. Large lot with fruit trees (producing now)! Roof is 7 yrs young, some windows are newer others are storm windows, low utility cost recorded. Fast Fiber optic cable internet available. Enjoy sidewalks to town park, walking trails & the charming Edgefield Town Square all from your front yard. In the city limits no city taxes. 100% financing for approved buyers! Check out the 3D tour online.

28. 2020-09-28
    soldstatus $140,000

    Show marketing remark (766 chars)

    More than meets the eye. This home has a full walkout basement - living space. The main floor has had many updates as well. Updated kitchen, hardwood floors & bathrooms. The kitchen updated with butcher block countertops, farm style deep sink and newer SS appliances. hardwood flooring on the main floor, 4 bedrooms, media/theater room, 2 utility rooms and more. Large lot with fruit trees (producing now)! Roof is 7 yrs young, some windows are newer others are storm windows, low utility cost recorded. Fast Fiber optic cable internet available. Enjoy sidewalks to town park, walking trails & the charming Edgefield Town Square all from your front yard. In the city limits no city taxes. 100% financing for approved buyers! Check out the 3D tour online.

29. 2020-06-25
    listed $140,000 790-char remark

    Show marketing remark (766 chars)

    More than meets the eye. This home has a full walkout basement - living space. The main floor has had many updates as well. Updated kitchen, hardwood floors & bathrooms. The kitchen updated with butcher block countertops, farm style deep sink and newer SS appliances. hardwood flooring on the main floor, 4 bedrooms, media/theater room, 2 utility rooms and more. Large lot with fruit trees (producing now)! Roof is 7 yrs young, some windows are newer others are storm windows, low utility cost recorded. Fast Fiber optic cable internet available. Enjoy sidewalks to town park, walking trails & the charming Edgefield Town Square all from your front yard. In the city limits no city taxes. 100% financing for approved buyers! Check out the 3D tour online.

30. 2020-06-25
    listed $140,000 766-char remark

    Show marketing remark (766 chars)

    More than meets the eye. This home has a full walkout basement - living space. The main floor has had many updates as well. Updated kitchen, hardwood floors & bathrooms. The kitchen updated with butcher block countertops, farm style deep sink and newer SS appliances. hardwood flooring on the main floor, 4 bedrooms, media/theater room, 2 utility rooms and more. Large lot with fruit trees (producing now)! Roof is 7 yrs young, some windows are newer others are storm windows, low utility cost recorded. Fast Fiber optic cable internet available. Enjoy sidewalks to town park, walking trails & the charming Edgefield Town Square all from your front yard. In the city limits no city taxes. 100% financing for approved buyers! Check out the 3D tour online.

31. 2020-06-25
    listed $140,000

    Show marketing remark (766 chars)

    More than meets the eye. This home has a full walkout basement - living space. The main floor has had many updates as well. Updated kitchen, hardwood floors & bathrooms. The kitchen updated with butcher block countertops, farm style deep sink and newer SS appliances. hardwood flooring on the main floor, 4 bedrooms, media/theater room, 2 utility rooms and more. Large lot with fruit trees (producing now)! Roof is 7 yrs young, some windows are newer others are storm windows, low utility cost recorded. Fast Fiber optic cable internet available. Enjoy sidewalks to town park, walking trails & the charming Edgefield Town Square all from your front yard. In the city limits no city taxes. 100% financing for approved buyers! Check out the 3D tour online.

32. 2016-02-16
    soldstatus $74,900
33. 2016-02-11
    soldstatus $79,770
34. 2016-02-11
    soldstatus $79,770
35. 2016-02-11
    soldstatus $79,770
36. 2014-03-18
    listed $79,900
37. 2014-03-18
    listed $79,900
38. 2014-03-18
    listed $79,900

ⓘ 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: $3,223 · $269/mo
• Projected year-2 tax: $3,223 · $269/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $13,956
• − Mortgage interest: −$4,476
• − Property taxes: −$3,223
• − Insurance: −$400
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,324
• Taxable income: $1,301
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,063/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: Edgefield 01
• NCES district ID: 4502070
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $44,958
• Composite: 27.75/100
• National rank: #6897
• State rank: #48 of 80 in SC

Livability — Edgefield

• Score: 56/100
• State rank: #290
• US rank: #22581

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing B Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgefield, SC
• Population (ZIP): 7,598

Population outlook (Edgefield County) Hauer SSP2

• Today (2025): 26,188 people
• By 2030: 25,803 · -1.5%
• By 2040: 24,658 · -5.8%
• By 2050: 23,034 · -12.0%
• By 2075: 19,448 · -25.7%
• By 2100: 15,301 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 46% Black 40% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Hispanic 1% Portuguese 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Edgefield

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.3% · Other 1.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -10.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+24.3 2016: R+20.2 2012: R+13.3 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.79%
• Current HPI: 178.7034
• 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

+0.0% since first listed

22 events — show timeline

• 2026-05-06 Price Changed $79,900 AMLS
• 2026-04-26 Relisted — AMLS
• 2026-04-09 Pending — AMLS
• 2026-04-01 Delisted — AMLS
• 2026-03-05 Price Changed $89,900 AMLS
• 2026-02-13 Relisted — AMLS
• 2026-01-02 Pending — AMLS
• 2025-12-25 Listed $99,900 AMLS
• 2020-10-15 Sold (Public Records) $140,000 Public Records
• 2020-09-28 Sold (MLS) $140,000 Hive MLS
• 2020-09-28 Sold (MLS) $140,000 AMLS
• 2020-09-28 Sold (MLS) $140,000 Hive MLS
• 2020-06-25 Listed $140,000 Hive MLS
• 2020-06-25 Listed $140,000 AMLS
• 2020-06-25 Listed $140,000 Hive MLS
• 2016-02-16 Sold (Public Records) $74,900 Public Records
• 2016-02-11 Sold (MLS) $79,770 Hive MLS
• 2016-02-11 Sold (MLS) $79,770 Hive MLS
• 2016-02-11 Sold (MLS) $79,770 AMLS
• 2014-03-18 Listed $79,900 Hive MLS
• 2014-03-18 Listed $79,900 Hive MLS
• 2014-03-18 Listed $79,900 AMLS

Property tax history

+6.3%/yr

Latest (2025): $3,223 · +3.6% YoY. Source: county tax records.