115 Ferncliffe Rd · Columbia, SC 29045

$160,000

3 bd · 2.0 ba · 1,238 sqft · SingleFamily public records · 43 Days on market

Built 1980 0.30 ac lot $5/mo HOA

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this opportunity to own in the highly sought-after Briarcliffe Estates! This 3-bedroom, 2-bath home features a desirable layout with the primary suite on the main level and a cozy wood-burning fireplace in the living room. Situated on a large lot, the home offers a spacious, fully fenced backyard—perfect for entertaining, pets, or outdoor enjoyment. Whether you’re looking for a primary residence or a strong investment opportunity, this property has great potential and is conveniently located near shopping, dining, and more. Sold As-Is. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 0.3 acre lot
• 4 parking spots
• Built 1980

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; Approximately 0.3 acre lot

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Master bedroom on the main level; Two additional bedrooms on the second level
• Bathrooms: Two full bathrooms total, including one full main bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace; Family room on the main level; Dining room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Bookman Road Elementary (math 47% / reading 52%, grade D, #168 of 597 statewide, top 31%, 499 students, 62% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% 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 54% at this address vs 41% district-wide (+14 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 (+2.7%/yr); 334 active listings in the ZIP; 3 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 $5k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $160k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.64%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.7% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,175
• Equity at exit: $23,857

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $34,323
• Equity at exit: $13,834

Cash invested: $44,800 (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 29045

• Home prices YoY: -17.9%
• Rents YoY: 2.7%
• Active inventory: 334
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$67
• HOA: −$5
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $435

Break-even live

Break-even rent $1,323

Max offer price $160,000

Occupancy floor 72%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
512 N Crossing Dr Columbia, SC	3.0	2.0	1302	$1,799	$1.38	23d	1	1.08mi
352 White Gables Dr Columbia, SC	3.0	2.0	1165	$1,605	$1.38	3d	1	1.14mi
112 Turnstone Way Columbia, SC	3.0	2.0	1145	$1,779	$1.55	2d	1	1.26mi

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 23 events

1. 2026-06-18
   days on market $160,000 Active 43 DOM
2. 2026-06-17
   days on market $160,000 Active 42 DOM
3. 2026-06-16
   days on market $160,000 Active 41 DOM
4. 2026-06-15
   days on market $160,000 Active 40 DOM
5. 2026-06-14
   days on market $160,000 Active 38 DOM
6. 2026-06-13
   days on market $160,000 Active 37 DOM
7. 2026-06-10
   days on market $160,000 Active 35 DOM
8. 2026-06-09
   days on market $160,000 Active 34 DOM
9. 2026-06-08
   days on market $160,000 Active 33 DOM
10. 2026-06-07
    days on market $160,000 Active 32 DOM
11. 2026-06-05
    days on market $160,000 Active 29 DOM
12. 2026-06-03
    days on market $160,000 Active 28 DOM
13. 2026-06-03
    pricedays on market $160,000 Active 27 DOM
14. 2026-06-01
    days on market $170,000 Active 26 DOM
15. 2026-05-31
    days on market $170,000 Active 25 DOM
16. 2026-05-06
    listed $170,000 Active
17. 2022-03-29
    historical
18. 2022-03-27
    listed $155,000 Active
19. 2008-05-08
    soldstatus $104,900
20. 2006-01-04
    soldstatus $96,000
21. 2002-04-11
    soldstatus $65,000
22. 1993-08-26
    soldstatus $20,000
23. 1989-03-03
    soldstatus $51,435

ⓘ 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: $1,609 · $134/mo
• Projected year-2 tax: $1,609 · $134/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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $22,471
• − Mortgage interest: −$8,962
• − Property taxes: −$1,609
• − Insurance: −$800
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − HOA: −$60
• − Depreciation: −$4,655
• Taxable income: $2,789
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $4,545/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: Kershaw County · 47,655 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 31,372
• Household income: $87,366
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 204.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 31% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Korean 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: ▼ -45.60%
• Current HPI: 209.2469
• Rent YoY: ▲ 2.70%
• 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

+230.5% since first listed

8 events — show timeline

• 2026-05-06 Listed $170,000 Consolidated MLS
• 2022-03-29 Delisted — Consolidated MLS
• 2022-03-27 Listed $155,000 Consolidated MLS
• 2008-05-08 Sold (Public Records) $104,900 Public Records
• 2006-01-04 Sold (Public Records) $96,000 Public Records
• 2002-04-11 Sold (Public Records) $65,000 Public Records
• 1993-08-26 Sold (Public Records) $20,000 Public Records
• 1989-03-03 Sold (Public Records) $51,435 Public Records

Property tax history

-3.8%/yr

Latest (2025): $1,609 · +3.5% YoY. Source: county tax records.