104 Woodhaven Rd · Columbia, SC 29203

$275,000

4 bd · 3.0 ba · 2,673 sqft · SingleFamily public records · 61 Days on market

Built 2002 0.80 ac lot $13/mo HOA · 1% of rent ↓ 15% 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great potential! This home is an excellent opportunity for an investor, a handyman, or an owner-occupied buyer looking for a good home in need of some TLC! Over 2600 square feet of potential. 4 bedrooms and 3 full baths. The owner's suite is on the main level, with the 4th bedroom located off the FROG with a full bath. Perfect for guests or that teen who wants his/her own little space. This home also boasts a nice sunroom that you walk from to the deck, as well as a spacious yard. This is a great opportunity for the right buyer. This home is being sold strictly as-is. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Spacious yard
• Sunroom
• 0.8 acre lot

Tags

• OWNER'S SUITE ON MAIN LEVEL
• SUNROOM
• SPACIOUS YARD

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached side-entry garage with 2 parking spaces (garage on main level)
• Utilities: Public sewer; Public water
• Home design: Single-family property; Main entry on main level; FROG (finished room over garage) on second level
• Construction: Crawlspace foundation
• Exterior features: Deck; Shed; Uncovered front porch; Brick siding on all sides above foundation; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen; Formica countertops; Tile floor; Wood cabinets
• Bedrooms: Master bedroom on main with private bath, separate shower, walk-in closet, and tray ceilings; Bedroom 2 on main with shared bath; Bedroom 3 on main with shared bath; Bedroom 4 on second floor with shared bath
• Flooring: Hardwood floors in formal dining room; Tile in kitchen
• Bathrooms: Three full bathrooms total; Two main full bathrooms; One additional full bath (FROG)
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fan; Wet bar; Attic access; Disposal; Gas log (natural) fireplace (1)
• Laundry & utility: Washer/dryer located on main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/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 $252k (8.3% below list).
• Recommended offer: $252k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 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: Bethel-Hanberry Elementary (math 48% / reading 49%, grade D, #193 of 597 statewide, top 33%, 759 students, 56% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 61% FRL vs 38% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 41% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.5%/yr); 241 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $2,523/mo this rent would consume 66% of the median local household income ($46k/yr) (locally 1980% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 61 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $252,310 (8.3% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.92% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.61×
• Total profit: $-30,253
• Equity at exit: $41,003

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-11,578
• Equity at exit: $23,777

Cash invested: $77,000 (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 29203

• Home prices YoY: -31.6%
• Rents YoY: 2.5%
• Active inventory: 241
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,523 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$178 /mo · $2,138/yr
• Insurance: −$115
• HOA: −$13
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $245

Break-even live

Break-even rent $2,213

Max offer price $275,000

Occupancy floor 85%

Sensitivity live

Price	-10% $401	-5% $323	+0% $245	+5% $168	+10% $90
Rent	-10% $46	-5% $146	+0% $245	+5% $345	+10% $445
Rate	-1.0pp $384	-0.5pp $315	base $245	+0.5pp $174	+1.0pp $102

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
563 Roseridge Dr Blythewood, SC	5.0	3.0	2555	$3,619	$1.42	4d	1	1.32mi
562 Vintage Pine Dr Blythewood, SC	3.0	2.0	1814	$2,195	$1.21	25d	1	1.33mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 18 events

1. 2026-06-22
   days on market $275,000 Active 61 DOM
2. 2026-06-18
   days on market $275,000 Active 58 DOM
3. 2026-06-17
   days on market $275,000 Active 57 DOM
4. 2026-06-16
   days on market $275,000 Active 56 DOM
5. 2026-06-15
   days on market $275,000 Active 55 DOM
6. 2026-06-14
   days on market $275,000 Active 53 DOM
7. 2026-06-13
   days on market $275,000 Active 52 DOM
8. 2026-06-10
   days on market $275,000 Active 50 DOM
9. 2026-06-09
   days on market $275,000 Active 49 DOM
10. 2026-06-08
    days on market $275,000 Active 48 DOM
11. 2026-06-07
    days on market $275,000 Active 47 DOM
12. 2026-06-05
    days on market $275,000 Active 44 DOM
13. 2026-06-03
    days on market $275,000 Active 43 DOM
14. 2026-06-03
    days on market $275,000 Active 42 DOM
15. 2026-06-01
    days on market $275,000 Active 41 DOM
16. 2026-05-31
    days on market $275,000 Active 40 DOM
17. 2026-05-14
    price $275,000
18. 2026-04-21
    listed $325,000 Active

ⓘ 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: $2,138 · $178/mo
• Projected year-2 tax: $2,138 · $178/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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $30,277
• − Mortgage interest: −$15,404
• − Property taxes: −$2,138
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,422
• − Management: −$2,422
• − HOA: −$156
• − Depreciation: −$8,000
• Taxable loss: −$1,640
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $3,338/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

• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 40,653
• Household income: $46,054
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1980.0

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 (80%)
• Race & ethnicity: Black 80% White 13% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -77.52%
• Current HPI: 168.2114
• Rent YoY: ▲ 2.50%
• 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

-15.4% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $275,000 Consolidated MLS
• 2026-04-21 Listed $325,000 Consolidated MLS

Property tax history

+2.4%/yr

Latest (2025): $2,138 · -10.2% YoY. Source: county tax records.