3630 Ranch Rd Unit 11-8 · Forest Acres, SC 29260

$110,000

2 bd · 2.0 ba · 1,268 sqft · Condo public records · 358 Days on market

Built 1971 $275/mo HOA · 21% of rent

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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 +16.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into comfort and convenience with this beautifully renovated 2-bedroom, 2-bath condo, offering the perfect blend of functionality and style with New Windows, and the open-concept dining and living area, ideal for relaxing and entertaining. The kitchen features modern appliances, and ample cabinet space. The spacious primary suite boasts a private ensuite bathroom and a generous large closet, while the second bedroom is perfect for guests, a home office or a roommate setup - conveniently located next to the second full bath. Additional highlights include private balcony/patio w/ in laundry, and most of all, it has an assigned parking spot. Disclaimer: CMLS has not reviewed and, therefo

Key facts

• Private balcony
• Modern appliances
• Ample cabinet space

Tags

• NEW WINDOWS
• MODERN APPLIANCES
• AMPLE CABINET SPACE
• PRIVATE ENSUITE BATHROOM
• GENEROUS LARGE CLOSET
• PRIVATE BALCONY

Property features AI

Finance

• Other: Directions: From SC-277 N; take the Parklane Road exit; stay on Parklane Road and cross over Two Notch Road to Decker Blvd; turn right onto Ranch Road; condos on the left.
• HOA & community: Has association; Association maintains front and back yards, landscaping, common areas, exterior, sidewalks, street lights, roads, and green areas; Community features include a clubhouse and security

Exterior

• Parking: One parking space
• Security: Community security included in association services
• Utilities: Public water; Public sewer
• Home design: Single-story unit; Faces unspecified
• Construction: Slab foundation
• Exterior features: Patio; Screened porch; Brick exterior above foundation

Interior

• Kitchen: Painted cabinets; Other countertops; Dishwasher; Disposal; Refrigerator; Stove exhaust vented outside; Free-standing range
• Bedrooms: Master bedroom on main level with his-and-hers closets, private bath, ceiling fan, and laminate floors; Second bedroom on main level with his-and-hers closets, ceiling fan, and laminate floors
• Flooring: Laminate flooring; Luxury vinyl plank flooring; Parquet flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans in main living areas; Laminate and luxury vinyl plank flooring in living and formal living areas; Parquet and luxury vinyl plank flooring in kitchen; Unheated laundry space on main level
• Laundry & utility: Washer/dryer area on main level (unheated space)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $72 ($867/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#39 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: crime D, amenities F, commute 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: Forest Lake Elementary (math 42% / reading 46%, grade F, #239 of 597 statewide, top 41%, 614 students, 70% FRL) — zoned schools average 70% FRL vs 38% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 2 active listings in the ZIP; 19 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).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $110k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wind risk, 67% 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.13
• GRM: 7.1

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: 10.2%
• Equity multiple: 1.58×
• Total profit: $17,987
• Equity at exit: $49,461

10-year hold

• IRR: 12.6%
• Equity multiple: 2.88×
• Total profit: $57,790
• Equity at exit: $76,225

Cash invested: $30,800 (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 29260

• Active inventory: 2
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$577
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$46
• HOA: −$275
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $72

Break-even live

Break-even rent $1,202

Max offer price $110,000

Occupancy floor 89%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3630 Ranch Rd Unit 3-8 Columbia, SC	2.0	2.0	1400	$1,250	$0.89	23d	1	0.03mi
3611 Ranch Rd Columbia, SC	2.0–3.0	2.0	1400	$1,250	$0.89	3d	3	0.10mi
1930 Greenoaks Rd Unit A Columbia, SC	2.0	1.5	900	$1,175	$1.31	11d	1	0.46mi
1633 Overhill Rd Columbia, SC	3.0	1.5	1052	$1,661	$1.58	23d	1	0.55mi
2102 Long Shadow Ln Columbia, SC	2.0	1.5	1150	$1,300	$1.13	3d	1	0.61mi
3509 Lake Ave Columbia, SC	1.0–3.0	1.0–2.0	1195	$1,245	$1.04	2d	23	0.63mi
1741 Springfield Ave Columbia, SC	3.0	1.0	1582	$930	$0.59	11d	1	0.76mi
1630 Edgemore Rd Unit 1 Columbia, SC	3.0	2.0	1225	$1,650	$1.35	23d	1	0.76mi
7006 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.0	1090	$1,122	$1.03	11d	7	0.81mi
308 Percival Rd Columbia, SC	3.0	2.5	1360	$1,395	$1.03	23d	1	1.07mi
202 Partridge Dr Columbia, SC	3.0	2.0	1500	$1,850	$1.23	14d	1	1.09mi
7501 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.5	1097	$1,074	$0.98	23d	1	1.10mi
300 Meredith Sq Columbia, SC	2.0–3.0	2.0–2.5	1258	$1,299	$1.03	23d	1	1.17mi
6905 Cleaton Rd Columbia, SC	3.0	2.5–3.0	1546	$1,925	$1.25	23d	3	1.27mi
7502 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	875	$1,292	$1.48	23d	1	1.31mi
7502 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.0	825	$1,305	$1.58	3d	22	1.31mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,040	$0.96	23d	1	1.32mi
7602 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.5	950	$1,295	$1.36	23d	2	1.32mi
7602 Hunt Club Rd Unit I-104 Columbia, SC	2.0	2.5	1200	$1,295	$1.08	19d	1	1.33mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $110,000 Active 358 DOM
2. 2026-06-17
   days on market $110,000 Active 357 DOM
3. 2026-06-16
   days on market $110,000 Active 356 DOM
4. 2026-06-15
   days on market $110,000 Active 355 DOM
5. 2026-06-14
   days on market $110,000 Active 353 DOM
6. 2026-06-13
   days on market $110,000 Active 352 DOM
7. 2026-06-10
   days on market $110,000 Active 350 DOM
8. 2026-06-09
   days on market $110,000 Active 349 DOM
9. 2026-06-08
   days on market $110,000 Active 348 DOM
10. 2026-06-07
    days on market $110,000 Active 347 DOM
11. 2026-06-05
    days on market $110,000 Active 344 DOM
12. 2026-06-03
    days on market $110,000 Active 343 DOM
13. 2026-06-03
    days on market $110,000 Active 342 DOM
14. 2026-06-01
    days on market $110,000 Active 341 DOM
15. 2026-05-31
    days on market $110,000 Active 340 DOM
16. 2026-05-14
    price $110,000
17. 2025-09-29
    price $115,000
18. 2025-06-25
    listed $120,000 Active
19. 2001-02-02
    soldstatus $45,000
20. 1992-12-02
    soldstatus $29,900
21. 1991-01-02
    soldstatus $1,550,000

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: +$2/yr ($0/mo · 0.3%)

ⓘ 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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $15,524
• − Mortgage interest: −$6,162
• − Property taxes: −$625
• − Insurance: −$550
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − HOA: −$3,300
• − Depreciation: −$3,200
• Taxable loss: −$797
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $1,058/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 — Forest Acres

• Score: 73/100
• State rank: #39
• US rank: #5064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-92.9% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $110,000 Consolidated MLS
• 2025-09-29 Price Changed $115,000 Consolidated MLS
• 2025-06-25 Listed $120,000 Consolidated MLS
• 2001-02-02 Sold (Public Records) $45,000 Public Records
• 1992-12-02 Sold (Public Records) $29,900 Public Records
• 1991-01-02 Sold (Public Records) $1,550,000 Public Records

Property tax history

-1.5%/yr

Latest (2025): $625 · +2.1% YoY. Source: county tax records.