1704 Standish St · Columbia, SC 29203

$94,900

2 bd · 1.0 ba · 899 sqft · SingleFamily public records · 7 Days on market

Built 1950 9,147 sqft lot

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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 +7.2/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute investment property near downtown Columbia seeks a new owner. This brick home features two bedrooms, one full bath, a deck, and a fenced back yard. This home is priced to move! Call today for more information or to schedule a private viewing. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Fenced back yard
• Investment property
• Brick home

Tags

• INVESTMENT PROPERTY
• BRICK HOME
• DECK
• FENCED BACK YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Partial brick exterior above foundation; Crawlspace foundation
• Exterior features: Rear chain-link fence; Deck

Interior

• Kitchen: Laminate flooring; Formica countertops; Painted cabinets
• Bedrooms: Master bedroom on main level with ceiling fan and laminate flooring; Second bedroom on main level with laminate flooring
• Flooring: Laminate flooring throughout main living areas and bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bay window in the living room; Painted kitchen cabinets; Formica countertops in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.5% 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: Burton Pack Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 388 students, 100% FRL); C. A. Johnson High (math 34% / reading 84%, grade C+, #110 of 196 statewide, top 58%, 364 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 238 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 30% of the median local income ($46k/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 $656 of loan paydown is wiped out by about $3k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $46k; list at $95k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $94,900

Questions for the listing agent

1. Built in 1950 — 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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $398
• Equity at exit: $14,150

10-year hold

• IRR: 9.5%
• Equity multiple: 1.72×
• Total profit: $19,104
• Equity at exit: $8,205

Cash invested: $26,572 (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 29203

• Home prices YoY: -31.6%
• Rents YoY: 2.5%
• Active inventory: 238
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,162 high
• Mortgage (P&I): −$498
• Tax from tax record: −$124 /mo · $1,494/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $256

Break-even live

Break-even rent $838

Max offer price $94,900

Occupancy floor 73%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2308 Manse St Columbia, SC	3.0	1.0	999	$1,300	$1.30	14d	1	0.66mi
3015 English Ave Columbia, SC	2.0	1.0	981	$1,250	$1.27	11d	1	0.74mi
5779 Ames Rd Unit 13B Columbia, SC	2.0	1.0	895	$1,000	$1.12	11d	1	0.85mi
5779 Ames Rd Columbia, SC	2.0	1.0	895	$1,000	$1.12	14d	1	0.85mi
3540 White St Columbia, SC	2.0	1.0	725	$1,300	$1.79	23d	1	0.85mi
3419 Piedmont Ave Columbia, SC	3.0	1.0	1100	$1,195	$1.09	23d	1	1.05mi
3415 Piedmont Ave Unit A Columbia, SC	2.0	1.0	650	$1,000	$1.54	23d	1	1.05mi
3700 West Ave Columbia, SC	1.0–2.0	1.0	750	$850	$1.13	14d	1	1.13mi
5867 Ames Rd Columbia, SC	3.0	1.0	802	$1,200	$1.50	14d	1	1.17mi
1319 Hendrix St Columbia, SC	2.0	1.0	900	$1,050	$1.17	23d	1	1.18mi
2105 Grove St Columbia, SC	2.0	1.0	800	$850	$1.06	23d	1	1.23mi
2719 Howell Ct Columbia, SC	2.0	1.0	675	$850	$1.26	11d	1	1.23mi
2710 Howell Ct Columbia, SC	2.0	1.0	700	$825	$1.18	14d	1	1.26mi
3606 Medical Dr Unit B Columbia, SC	2.0	1.5	864	$1,100	$1.27	23d	1	1.28mi
1115 Carter St Columbia, SC	1.0–2.0	1.0	854	$1,405	$1.65	23d	1	1.32mi
1612 Ogden St Columbia, SC	2.0	1.0	680	$1,100	$1.62	14d	2	1.33mi
1931 Chaney St Columbia, SC	2.0	1.0	1034	$1,600	$1.55	23d	1	1.34mi

Listing history 9 events

1. 2026-05-12
   status Pending
2. 2026-05-05
   listed $94,900 Active
3. 2020-02-04
   soldstatus $46,500
4. 2019-10-02
   historical
5. 2019-09-05
   status Active
6. 2019-09-01
   historical
7. 2019-06-21
   listed $57,000 Active
8. 2017-11-17
   soldstatus $45,500
9. 2013-12-09
   soldstatus $28,000

ⓘ 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: $1,494 · $124/mo
• Projected year-2 tax: $1,494 · $124/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $13,947
• − Mortgage interest: −$5,316
• − Property taxes: −$1,494
• − Insurance: −$474
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,761
• Taxable income: $1,671
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,677/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): 40,653
• Household income: $46,054
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1980.0

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 Black (80%)
• Race & ethnicity: Black 80% White 13% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -77.52%
• Current HPI: 168.2114
• Rent YoY: ▲ 2.50%
• 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

+238.9% since first listed

9 events — show timeline

• 2026-05-12 Pending — Consolidated MLS
• 2026-05-05 Listed $94,900 Consolidated MLS
• 2020-02-04 Sold (Public Records) $46,500 Public Records
• 2019-10-02 Delisted — Consolidated MLS
• 2019-09-05 Relisted — Consolidated MLS
• 2019-09-01 Delisted — Consolidated MLS
• 2019-06-21 Listed $57,000 Consolidated MLS
• 2017-11-17 Sold (Public Records) $45,500 Public Records
• 2013-12-09 Sold (Public Records) $28,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,494 · +2.0% YoY. Source: county tax records.