722 Heidt St · Columbia, SC 29205

$295,000

4 bd · 3.0 ba · 2,011 sqft · SingleFamily public records · 16 Days on market

Built 1920 10,454 sqft lot Est $398k · 26% under

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Why this score? — see what drove the B- 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.4/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Prime investment opportunity just minutes from Five Points and the University of South Carolina. Situated on highly desirable Heidt Street, this two-story home with a front porch sits on a lot zoned RG-2, low-density, multi-unit use, offering exceptional redevelopment potential. The property includes a separate apartment structure on site. Both the main house and additional unit are in need of significant repair and are being sold "as-is". Zoning will allow for 4 units, but the main house cannot be torn down, but does qualify for the Bailey Bill for investors, builders, or those looking to renovate or redevelop in a premier in-town location with strong rental demand. Disclaimer:

Key facts

• Strong rental demand
• Zoned rg-2
• Front porch

Tags

• FRONT PORCH
• ZONED RG-2
• MULTI-UNIT USE
• REDEVELOPMENT POTENTIAL
• SEPARATE APARTMENT STRUCTURE
• STRONG RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 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: Brennen Elementary (math 61% / reading 63%, grade B, #73 of 597 statewide, top 12%, 806 students, 100% FRL); A. C. Flora High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 1,352 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 64% at this address vs 31% district-wide (+34 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); 145 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 + 7.0% rent growth), your $83k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $295k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,575 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.04% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $398,178
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2122 Tugaloo Ave	0.73mi	3/2.0 (-1)	1,972 (-2%)	10mo	$390,000	$198	45

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $3,478
• Equity at exit: $43,985

10-year hold

• IRR: 14.0%
• Equity multiple: 2.32×
• Total profit: $108,743
• Equity at exit: $25,506

Cash invested: $82,600 (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: 145
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,056 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$136 /mo · $1,627/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $608

Break-even live

Break-even rent $2,285

Max offer price $295,000

Occupancy floor 75%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2522 Lee St Columbia, SC	5.0	2.0	2024	$3,650	$1.80	14d	1	0.23mi
2730 Blossom St Unit A Columbia, SC	3.0	2.0	2700	$1,700	$0.63	23d	1	0.51mi
1018 Laurens St Columbia, SC	3.0	1.0	1500	$2,700	$1.80	23d	1	0.51mi
2821 Blossom St Columbia, SC	4.0	3.0	2466	$3,400	$1.38	23d	1	0.59mi
1121 Zeigler St Unit B Columbia, SC	3.0	2.5	1550	$3,300	$2.13	21d	1	0.68mi
1318 House St Columbia, SC	4.0	4.0	1500	$2,900	$1.93	23d	2	0.75mi
316 S Woodrow St Columbia, SC	4.0	2.0	2206	$4,000	$1.81	23d	1	0.89mi
1840 Hampton St Unit 3 Columbia, SC	4.0	2.0	1514	$1,895	$1.25	23d	1	0.92mi
123 S Pickens St Columbia, SC	3.0	2.0	2000	$2,900	$1.45	23d	1	0.99mi
405 S Edisto Ave Columbia, SC	3.0	1.0	1450	$2,200	$1.52	23d	1	1.04mi
3125 Heyward St Columbia, SC	5.0	2.0	2292	$5,000	$2.18	23d	1	1.05mi
127 Rosewood Hills Dr Columbia, SC	3.0	2.5	1475	$2,900	$1.97	14d	1	1.17mi
500 S Bull St Columbia, SC	4.0	2.5	1677	$3,400	$2.03	23d	1	1.21mi
2218 Holt Dr Columbia, SC	4.0	3.5	1400	$2,400	$1.71	23d	1	1.34mi
1 Graymont Cir Columbia, SC	3.0	2.5	1400	$2,175	$1.55	23d	1	1.38mi
3040 Girardeau Ave Columbia, SC	3.0	1.5	1400	$2,150	$1.54	23d	1	1.41mi
3040 Girardeau Ave Columbia, SC	3.0	1.5	1400	$2,150	$1.54	14d	1	1.41mi

Listing history 4 events

1. 2026-04-12
   status Pending
2. 2026-03-29
   historical Active - Contingent
3. 2026-03-25
   listed $295,000 Active
4. 1991-01-02
   soldstatus $76,500

ⓘ 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: $1,627 · $136/mo
• Projected year-2 tax: $1,682 · $140/mo
• Expected delta: +$54/yr (+$5/mo · 3.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $36,668
• − Mortgage interest: −$16,525
• − Property taxes: −$1,627
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,933
• − Management: −$2,933
• − Depreciation: −$8,582
• Taxable income: $2,592
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $6,679/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

+285.6% since first listed

4 events — show timeline

• 2026-04-12 Pending — Consolidated MLS
• 2026-03-29 Contingent — Consolidated MLS
• 2026-03-25 Listed $295,000 Consolidated MLS
• 1991-01-02 Sold (Public Records) $76,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,627 · +3.7% YoY. Source: county tax records.