4101 Boxwood Dr · Columbia, SC 29205

$195,000

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 187 Days on market

Built 1965 0.25 ac lot Est $276k · 29% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

All brick Rosewood cottage, move in ready! Perfect for first time homeowner or for an investment. New paint, LVP installed in kitchen and den, newly painted kitchen cabinets, all on a corner lot! Did we mention no HOA? Close to Owens Field, minutes from USC, Fort Jackson and shopping. Big ticket items replaced already! Roof installed Dec 2023, HVAC new in 2020. Screened in porch added in 2008 to enjoy your morning brew, laundry room off of the den, and eat in kitchen. Nice sized shed added in 2015 is a perfect mancave for your tools, lawnmower, and storage. The back yard has chain link fence to protect your precious fur babies. Home being sold AS IS. Centrally located and just waiting for

Key facts

• Close to owens field
• Minutes from usc
• No hoa

Tags

• BRICK ROSEWOOD COTTAGE
• CORNER LOT
• NO HOA
• CLOSE TO OWENS FIELD
• MINUTES FROM USC
• MINUTES FROM FORT JACKSON

Property features AI

Exterior

• Parking: Three parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; House faces south; Corner lot
• Construction: Brick exterior above the foundation; Crawlspace foundation
• Exterior features: Shed; Uncovered front porch; Screened porch

Interior

• Kitchen: Eat-in kitchen; Pantry; Formica countertops; Painted cabinets; Luxury vinyl plank flooring in the kitchen; Free-standing, smooth-surface, self-cleaning range; Dishwasher; Refrigerator
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Flooring: Hardwood floors (living areas); Luxury vinyl plank (kitchen)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Hardwood floors in the living area; Ceiling fan in the living room; Utility room laundry on the main level; Electric water heater
• Laundry & utility: Washer and dryer included; Laundry in utility room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-16 ($-194/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (12.1% below list).
• Recommended offer: $171k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.0% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: South Kilbourne Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 296 students, 100% FRL); Dreher High (math 47% / reading 92%, grade B, #60 of 196 statewide, top 32%, 1,150 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: Rents rising fast (+7.0%/yr); 145 active listings in the ZIP; 27 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 32% of the median local income ($64k/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 187 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $195k implies a 253% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $171,486 (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 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $275,552
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Chevis St	0.33mi	2/2.0 (-1)	1,116 (-12%)	2mo	$243,000	$218	59
1012 Suber St	0.50mi	3/2.0	1,389 (+10%)	18mo	$255,000	$184	46

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 · 6.95% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.53×
• Total profit: $-25,504
• Equity at exit: $29,075

10-year hold

• IRR: 1.8%
• Equity multiple: 1.15×
• Total profit: $8,172
• Equity at exit: $16,860

Cash invested: $54,600 (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 29205

• Rents YoY: 7.0%
• Active inventory: 145
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$267 /mo · $3,205/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-16

Break-even live

Break-even rent $1,735

Max offer price $192,139

Occupancy floor 96%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1324 Deerwood St Unit 1 Columbia, SC	2.0	2.0	1030	$1,350	$1.31	23d	1	0.22mi
1649 S Beltline Blvd Columbia, SC	2.0	1.0	900	$1,250	$1.39	23d	1	0.25mi
1840 Tall Pines Cir Columbia, SC	3.0	1.5	1021	$1,350	$1.32	14d	1	0.38mi
914 Chevis St Columbia, SC	3.0	2.0	1280	$2,100	$1.64	23d	1	0.60mi
3901 Bright Ave Columbia, SC	3.0	1.0	1047	$1,380	$1.32	14d	1	0.70mi
1 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,745	$1.69	23d	1	0.70mi
828 Suber St Unit E Columbia, SC	2.0	1.0	1100	$995	$0.90	11d	1	0.70mi
21 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,498	$1.45	11d	1	0.73mi
721 Deerwood St Columbia, SC	2.0	1.0	1000	$1,150	$1.15	14d	1	0.75mi
102 Burdock Cir Columbia, SC	4.0	2.0	1451	$1,550	$1.07	21d	1	0.84mi
13 Acme St Columbia, SC	3.0	1.0	900	$1,300	$1.44	23d	1	0.86mi
3800 Overbrook Dr Columbia, SC	4.0	2.0	1800	$2,400	$1.33	23d	1	0.93mi
3840 Overbrook Dr Columbia, SC	2.0	2.0	900	$1,595	$1.77	23d	1	0.93mi
524 S Beltline Blvd Columbia, SC	2.0	1.0	1050	$1,300	$1.24	23d	1	0.95mi
3425 Manor Ave Columbia, SC	3.0	2.0	1200	$2,100	$1.75	11d	1	0.95mi
501 Pelham Dr Columbia, SC	1.0–2.0	1.0–2.0	805	$1,625	$2.02	2d	24	0.97mi
500 Gills Creek Pkwy Columbia, SC	1.0–2.0	1.0–2.0	807	$1,375	$1.70	11d	27	1.06mi
3925 Rosewood Dr Columbia, SC	4.0	2.0	1683	$4,800	$2.85	23d	1	1.24mi
2725 Kingswood Dr Columbia, SC	3.0	1.0	940	$1,500	$1.60	23d	1	1.32mi
317 Beltline Blvd Unit 1 Columbia, SC	3.0	1.0	1150	$1,200	$1.04	23d	1	1.33mi
4319 Wilmot Ave Columbia, SC	3.0	1.0	1000	$1,650	$1.65	23d	1	1.42mi
19 Graymont Cir Unit NA Columbia, SC	3.0	2.0	1250	$2,400	$1.92	23d	1	1.44mi
1 Graymont Cir Columbia, SC	3.0	2.5	1400	$2,175	$1.55	23d	1	1.45mi
403 Wormwood Ln Unit H Columbia, SC	2.0	2.0	1080	$1,345	$1.25	23d	1	1.45mi
114 Easy St Columbia, SC	2.0	2.0	1100	$1,500	$1.36	11d	1	1.46mi
715 Montague Rd Columbia, SC	2.0	1.0	1000	$1,180	$1.18	23d	1	1.49mi
2218 Holt Dr Columbia, SC	4.0	3.5	1400	$2,400	$1.71	23d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $195,000 Active 187 DOM
2. 2026-06-17
   days on market $195,000 Active 186 DOM
3. 2026-06-16
   days on market $195,000 Active 185 DOM
4. 2026-06-15
   days on market $195,000 Active 184 DOM
5. 2026-06-14
   pricedays on market $195,000 Active 182 DOM
6. 2026-06-10
   days on market $199,000 Active 179 DOM
7. 2026-06-09
   days on market $199,000 Active 178 DOM
8. 2026-06-08
   days on market $199,000 Active 177 DOM
9. 2026-06-07
   days on market $199,000 Active 176 DOM
10. 2026-06-03
    days on market $199,000 Active 172 DOM
11. 2026-06-03
    days on market $199,000 Active 171 DOM
12. 2026-06-01
    days on market $199,000 Active 170 DOM
13. 2026-05-31
    days on market $199,000 Active 169 DOM
14. 2026-05-11
    price $199,000
15. 2026-04-17
    price $202,000
16. 2026-03-02
    price $210,000
17. 2026-01-31
    price $215,000
18. 2025-11-30
    listed $225,000 Active
19. 1988-10-01
    soldstatus $55,300

ⓘ 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: $3,205 · $267/mo
• Projected year-2 tax: $3,205 · $267/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $20,578
• − Mortgage interest: −$10,923
• − Property taxes: −$3,205
• − Insurance: −$975
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$5,673
• Taxable loss: −$3,490
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $643/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): 22,223
• Household income: $64,231
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1372.0

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 White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Serbian 6% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% Chinese 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: ▼ -457.47%
• Current HPI: 230.5538
• Rent YoY: ▲ 6.95%
• 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

+259.9% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $199,000 Consolidated MLS
• 2026-04-17 Price Changed $202,000 Consolidated MLS
• 2026-03-02 Price Changed $210,000 Consolidated MLS
• 2026-01-31 Price Changed $215,000 Consolidated MLS
• 2025-11-30 Listed $225,000 Consolidated MLS
• 1988-10-01 Sold (Public Records) $55,300 Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,205 · +2.5% YoY. Source: county tax records.