1227 Lykes Ln · Columbia, SC 29063

$204,900

3 bd · 2.0 ba · 1,241 sqft · SingleFamily public records · 20 Days on market

Built 1991 9,147 sqft lot Est $226k · 9% under

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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).

• ARV discount +11.7/15.0
• Cash flow +10.8/30.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3-bedroom, 2-bath home featuring an open floor plan for the main living areas and ceiling fans in all bedrooms. Hardwoods gleam throughout the main, while plush carpet makes for cozy space in the bedrooms. The primary suite includes a private bath and walk-in closet. The kitchen provides a built-in stove, dishwasher, and garbage disposal. The spacious backyard includes a large workshop. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Open floor plan
• Private bath
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• CEILING FANS
• HARDWOODS
• PLUSH CARPET
• PRIVATE BATH
• WALK-IN CLOSET

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; 0.21-acre lot

Interior

• Kitchen: Dishwasher; Refrigerator; Free-standing self-cleaning range
• Bedrooms: Master bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Dishwasher; Refrigerator; Free-standing self-cleaning range; Central heating; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (6.8% below list).
• Recommended offer: $188k (8.0% below list) — sets the bar for cash-flow.

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.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dutch Fork Elementary (math 32% / reading 37%, grade F, #344 of 597 statewide, top 60%, 475 students, 82% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 315 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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 20 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $188,478 (8.0% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.93% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $225,862
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Riverwalk Way	0.39mi	3/2.0	1,318 (+6%)	15mo	$239,900	$182	59

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 · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.25×
• Total profit: $-43,152
• Equity at exit: $30,551

10-year hold

• IRR: -24.1%
• Equity multiple: -0.06×
• Total profit: $-60,994
• Equity at exit: $17,716

Cash invested: $57,372 (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 29063

• Rents YoY: 0.8%
• Active inventory: 315
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,909 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$441 /mo · $5,293/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-93

Break-even live

Break-even rent $2,027

Max offer price $188,478

Occupancy floor 100%

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Stamport Cir Irmo, SC	3.0	2.5	1500	$1,575	$1.05	3d	1	0.54mi
101 Riverwalk Way Irmo, SC	3.0	2.0	1300	$1,750	$1.35	14d	1	0.55mi
356 Lake Murray Blvd Irmo, SC	1.0–3.0	1.0–2.0	1020	$2,537	$2.49	3d	23	0.83mi
100 Walden Heights Dr Irmo, SC	1.0–3.0	1.0–2.0	1030	$1,880	$1.83	3d	23	0.99mi
6 Forestgrove Ct Columbia, SC	3.0	2.0	1066	$1,599	$1.50	21d	1	1.08mi
401 Columbiana Dr Columbia, SC	2.0–4.0	1.5–2.0	1207	$1,216	$1.01	3d	1	1.33mi
113 Paces Brook Ave Columbia, SC	1.0–3.0	1.0–2.0	929	$1,770	$1.91	11d	12	1.36mi
500 Harbison Blvd Columbia, SC	2.0–3.0	2.0–3.0	1152	$1,849	$1.61	2d	11	1.42mi
13 Crossbow Pl Columbia, SC	2.0	2.5	1250	$1,650	$1.32	14d	1	1.43mi

Listing history 15 events

1. 2026-06-19
   price $204,900 Active 20 DOM
2. 2026-06-18
   days on market $209,900 Active 20 DOM
3. 2026-06-17
   days on market $209,900 Active 19 DOM
4. 2026-06-16
   days on market $209,900 Active 18 DOM
5. 2026-06-15
   days on market $209,900 Active 17 DOM
6. 2026-06-14
   days on market $209,900 Active 15 DOM
7. 2026-06-13
   days on market $209,900 Active 14 DOM
8. 2026-06-10
   days on market $209,900 Active 12 DOM
9. 2026-06-09
   days on market $209,900 Active 11 DOM
10. 2026-06-08
    days on market $209,900 Active 10 DOM
11. 2026-06-07
    days on market $209,900 Active 9 DOM
12. 2026-06-03
    days on market $209,900 Active 5 DOM
13. 2026-06-03
    days on market $209,900 Active 4 DOM
14. 2026-06-01
    days on market $209,900 Active 3 DOM
15. 2026-05-31
    days on market $209,900 Active 2 DOM

ⓘ 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: $5,293 · $441/mo
• Projected year-2 tax: $5,293 · $441/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 ≥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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,907
• − Mortgage interest: −$11,478
• − Property taxes: −$5,293
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$5,961
• Taxable loss: −$4,514
• Est. tax savings @ 24.0%: +$1,083
• After-tax cash flow: $-32/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: Lexington 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 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): 38,201
• Household income: $91,973
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 962.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 4% Serbian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -130.57%
• Current HPI: 204.0147
• Rent YoY: ▲ 0.78%
• 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

+1514.6% since first listed

9 events — show timeline

• 2026-05-29 Listed $209,900 Consolidated MLS
• 2022-08-29 Sold (Public Records) $12,990,681 Public Records
• 2019-12-18 Sold (Public Records) $435,183 Public Records
• 2018-06-11 Sold (Public Records) $106,000 Public Records
• 2013-05-16 Sold (Public Records) $50,000 Public Records
• 2005-01-27 Sold (Public Records) $95,000 Public Records
• 1999-12-30 Sold (Public Records) $83,900 Public Records
• 1991-12-03 Sold (Public Records) $61,900 Public Records
• 1991-12-02 Sold (Public Records) $13,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $5,293 · +0.7% YoY. Source: county tax records.