947 Laurie Ln · Columbia, SC 29205

$230,000

3 bd · 2.0 ba · 1,148 sqft · SingleFamily public records · 16 Days on market

Built 1960 7,840 sqft lot Est $319k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Columbia’s sought-after Rosewood subdivision, this classic brick home combines charm, updates, and an unbeatable location. Offering 3 bedrooms, 1.5 bathrooms, and over 1,100 square feet, the home features beautiful hardwood flooring throughout most of the living areas and bedrooms. Just around the corner from Hunter-Gatherer Brewery, local restaurants, shopping, and everyday conveniences, plus enjoy a short walk to nearby parks and trails. Best of all, no HOA. Inside, you’ll find a comfortable layout filled with charm and character, along with plenty of potential to make it your own. The screened-in back porch is perfect for relaxing, entertaining, or enjoying your mo

Key facts

• Hardwood flooring
• Rosewood subdivision
• Storage shed

Tags

• ROSEWOOD SUBDIVISION
• HARDWOOD FLOORING
• SCREENED-IN BACK PORCH
• STORAGE SHED
• UPDATED PLUMBING
• NEARBY PARKS AND TRAILS

Property features AI

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick exterior above foundation; Crawlspace foundation
• Exterior features: Covered front porch; Screened back porch; Shed

Interior

• Kitchen: Formica countertops; Painted cabinets; Laminate flooring in kitchen; Free-standing range; Refrigerator included
• Bedrooms: Master bedroom on main level with shared bath, ceiling fan, engineered hardwood floors; Bedroom 2 on main level with shared bath, ceiling fan, engineered hardwood floors; Bedroom 3 on main level with shared bath, ceiling fan, engineered hardwood floors
• Flooring: Engineered hardwood floors in living areas and bedrooms; Laminate floor in kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fans throughout; Smoke detector; Attic with pull-down access
• Laundry & utility: Washer included; Laundry in heated space on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $68 ($810/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 $181k (21.3% below list).
• Recommended offer: $181k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.1% 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 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: Rosewood Elementary (math 72% / reading 72%, grade A-, #26 of 597 statewide, top 5%, 329 students, 100% FRL); Hand Middle (math 29% / reading 37%, grade F, #116 of 229 statewide, top 51%, 652 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.
• Zoned-school proficiency averages 58% at this address vs 31% district-wide (+27 pts) — the actual schools serving this property are materially stronger than the Richland 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+7.0%/yr); 150 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% 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 $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; list at $230k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,109 (21.3% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $319,144
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Wando St	0.43mi	3/2.0	1,170 (+2%)	12mo	$325,000	$278	67

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: -10.6%
• Equity multiple: 0.60×
• Total profit: $-25,597
• Equity at exit: $34,294

10-year hold

• IRR: 3.0%
• Equity multiple: 1.25×
• Total profit: $16,111
• Equity at exit: $19,886

Cash invested: $64,400 (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: 150
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $68

Break-even live

Break-even rent $1,726

Max offer price $230,000

Occupancy floor 91%

Sensitivity live

Price	-10% $198	-5% $133	+0% $68	+5% $2	+10% $-63
Rent	-10% $-76	-5% $-4	+0% $68	+5% $139	+10% $211
Rate	-1.0pp $183	-0.5pp $126	base $68	+0.5pp $8	+1.0pp $-53

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2725 Kingswood Dr Columbia, SC	3.0	1.0	940	$1,500	$1.60	25d	1	0.20mi
1 Graymont Cir Columbia, SC	3.0	2.5	1400	$2,175	$1.55	25d	1	0.28mi
19 Graymont Cir Unit NA Columbia, SC	3.0	2.0	1250	$2,400	$1.92	25d	1	0.29mi
2218 Holt Dr Columbia, SC	4.0	3.5	1400	$2,400	$1.71	25d	1	0.33mi
114 Easy St Columbia, SC	2.0	2.0	1100	$1,500	$1.36	13d	1	0.38mi
3425 Manor Ave Columbia, SC	3.0	2.0	1200	$2,100	$1.75	13d	1	0.53mi
21 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,498	$1.45	13d	1	0.60mi
318 S Woodrow St Columbia, SC	2.0	1.0	1103	$1,700	$1.54	25d	1	0.60mi
1 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,745	$1.69	25d	1	0.61mi
405 S Edisto Ave Columbia, SC	3.0	1.0	1450	$2,200	$1.52	25d	1	0.65mi
3732 Hickory St Columbia, SC	2.0	1.5	840	$1,350	$1.61	25d	1	0.69mi
823 S Kilbourne Rd Columbia, SC	2.0	1.0	743	$1,100	$1.48	25d	1	0.72mi
3125 Heyward St Unit A Columbia, SC	3.0	1.0	1200	$2,400	$2.00	25d	1	0.75mi
3125 Heyward St Unit B Columbia, SC	2.0	1.0	1100	$1,600	$1.45	25d	1	0.75mi
23 Cavalier Ct Unit A Columbia, SC	2.0	1.0	871	$1,300	$1.49	25d	1	0.76mi
209 S Harden St Unit 04 Columbia, SC	2.0	1.0	800	$1,050	$1.31	25d	1	0.81mi
3626 Hydrangea St Columbia, SC	2.0	1.0	800	$1,040	$1.30	23d	1	0.83mi
127 Rosewood Hills Dr Columbia, SC	3.0	2.5	1475	$2,900	$1.97	16d	1	0.84mi
828 Suber St Unit E Columbia, SC	2.0	1.0	1100	$995	$0.90	13d	1	0.87mi
3840 Overbrook Dr Columbia, SC	2.0	2.0	900	$1,595	$1.77	25d	1	0.89mi
334 S Bull St Columbia, SC	2.0	1.0	715	$1,025	$1.43	25d	1	0.92mi
914 Chevis St Columbia, SC	3.0	2.0	1280	$2,100	$1.64	25d	1	0.95mi
3901 Bright Ave Columbia, SC	3.0	1.0	1047	$1,380	$1.32	16d	1	0.96mi
222 Prospect St Unit 224 Columbia, SC	2.0	1.0	750	$1,250	$1.67	25d	1	1.07mi
721 Deerwood St Columbia, SC	2.0	1.0	1000	$1,150	$1.15	16d	1	1.07mi
147 S Pickens St Unit 147 Columbia, SC	3.0	1.0	1302	$1,950	$1.50	25d	1	1.08mi
1324 Deerwood St Unit 1 Columbia, SC	2.0	2.0	1030	$1,350	$1.31	25d	1	1.09mi
524 S Beltline Blvd Columbia, SC	2.0	1.0	1050	$1,300	$1.24	25d	1	1.18mi
614 Capitol Pl Columbia, SC	2.0	1.0	1200	$1,895	$1.58	16d	1	1.20mi
3800 Wilmot Ave Columbia, SC	2.0	1.0	720	$1,500	$2.08	25d	1	1.20mi
13 Acme St Columbia, SC	3.0	1.0	900	$1,300	$1.44	25d	1	1.21mi
320 S Beltline Blvd Columbia, SC	2.0	1.0	800	$1,048	$1.31	25d	5	1.29mi
317 Beltline Blvd Unit 1 Columbia, SC	3.0	1.0	1150	$1,200	$1.04	25d	1	1.32mi
102 Burdock Cir Columbia, SC	4.0	2.0	1451	$1,550	$1.07	23d	1	1.33mi
1649 S Beltline Blvd Columbia, SC	2.0	1.0	900	$1,250	$1.39	25d	1	1.36mi
4319 Wilmot Ave Columbia, SC	3.0	1.0	1000	$1,650	$1.65	25d	1	1.37mi
2710 Preston St Columbia, SC	2.0	1.0	1000	$1,495	$1.50	25d	1	1.44mi

Listing history 6 events

1. 2026-05-31
   statusdays on market $230,000 Pending 16 DOM
2. 2026-05-17
   historical Active - Contingent
3. 2026-05-15
   listed $230,000 Active
4. 2001-09-04
   soldstatus $97,000
5. 2001-09-04
   soldstatus $97,000
6. 1996-10-22
   soldstatus $64,000

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$576/yr (+$48/mo · 78.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $21,733
• − Mortgage interest: −$12,884
• − Property taxes: −$735
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$6,691
• Taxable loss: −$3,204
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $1,579/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

• Census place: Columbia, SC
• 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

+259.4% since first listed

5 events — show timeline

• 2026-05-17 Contingent — Consolidated MLS
• 2026-05-15 Listed $230,000 Consolidated MLS
• 2001-09-04 Sold (Public Records) $97,000 Public Records
• 2001-09-04 Sold (Public Records) $97,000 Public Records
• 1996-10-22 Sold (Public Records) $64,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $735 · +3.7% YoY. Source: county tax records.