1181 Coopers Ridge Ln · Columbia, SC 29045

$250,000

3 bd · 2.5 ba · 1,620 sqft · SingleFamily · 3 Days on market

Built 2020 4,356 sqft lot $50/mo HOA · 2% of rent

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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).

• Cash flow +11.3/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful home. Perfect as a starter property or for those looking to downsize. The first level features stunning luxury vinyl plank flooring throughout. Enjoy a spacious great room with a cozy fireplace, and a kitchen equipped with upgraded cabinets and granite countertops. The owner’s suite offers a tray ceiling, walk-in closet, and an ensuite bathroom complete with a double vanity, garden tub, and separate shower. All secondary bedrooms are well-sized with ample closet space. Outside, you’ll find a fenced backyard and patio, ideal for BBQs, children, or pets. Located in the award-winning Richland 2 School District with convenient access to Interstates 20 and 7

Key facts

• Walk-in closet
• Great room
• Cozy fireplace

Tags

• LUXURY VINYL PLANK FLOORING
• GREAT ROOM
• COZY FIREPLACE
• UPGRADED CABINETS
• GRANITE COUNTERTOPS
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Rear wood fencing; Patio; Paved road access

Interior

• Kitchen: Pantry; Granite countertops; Luxury vinyl plank flooring in kitchen
• Bedrooms: Master suite with garden tub, separate shower, tray ceilings and carpeted floors (second floor); Second bedroom with carpeted floors (second floor); Third bedroom with carpeted floors (second floor)
• Flooring: Carpet in bedrooms; Luxury vinyl plank in great room and kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Two second full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Fireplace in great room; Free-standing range; Pantry; Granite countertops
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (14.7% below list).
• Recommended offer: $213k (14.7% below list) — sets the bar for 1% rule.

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: Pontiac Elementary (math 39% / reading 35%, grade F, #315 of 597 statewide, top 55%, 724 students, 68% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% 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; 7 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 $2k of loan paydown is wiped out by about $8k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,177 (14.7% 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. 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. 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: 0.85% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 9.8

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-47,051
• Equity at exit: $37,276

10-year hold

• IRR: -12.5%
• Equity multiple: 0.27×
• Total profit: $-51,008
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,132 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$50
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-94

Break-even live

Break-even rent $2,250

Max offer price $236,457

Occupancy floor 99%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 Montford Dr Elgin, SC	4.0	3.0	1959	$2,300	$1.17	14d	1	0.32mi
1074 Cornelia St Elgin, SC	3.0	2.5	1432	$1,995	$1.39	3d	1	0.34mi
1037 Astoria DR Columbia, SC	3.0	2.5	1363	$1,900	$1.39	3d	1	0.82mi
837 Peony LN Columbia, SC	3.0	2.5	1996	$2,500	$1.25	21d	1	0.93mi
225 Bails Rd Elgin, SC	3.0	2.0	2176	$2,350	$1.08	2d	1	1.10mi
325 Spears Creek Church Rd Elgin, SC	1.0–2.0	1.0–2.0	1038	$1,460	$1.41	3d	5	1.22mi
1102 Semoran Way Columbia, SC	3.0–4.0	2.5	1488	$1,730	$1.16	2d	16	1.42mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 16 events

1. 2026-06-18
   days on market $250,000 Active 3 DOM
2. 2026-06-17
   days on market $250,000 Active 2 DOM
3. 2026-06-15
   pricedays on marketlisting id $250,000 Active 1 DOM
4. 2026-05-09
   status Active
5. 2026-05-04
   status Pending
6. 2026-03-30
   price $253,500
7. 2026-01-18
   price $259,900
8. 2025-11-30
   listed $265,000 Active
9. 2024-04-26
   historical $2,100
10. 2024-04-10
    listed $2,100
11. 2024-04-10
    historical $2,100
12. 2024-04-05
    price $2,100
13. 2024-03-13
    listed $2,250
14. 2024-01-21
    listed $265,000 Active
15. 2022-03-28
    historical
16. 2022-03-25
    listed $255,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,581
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$600
• − Depreciation: −$7,273
• Taxable loss: −$5,388
• Est. tax savings @ 24.0%: +$1,293
• After-tax cash flow: $170/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

• Census place: Columbia, SC
• 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

-0.6% since first listed

13 events — show timeline

• 2026-05-09 Relisted — Consolidated MLS
• 2026-05-04 Pending — Consolidated MLS
• 2026-03-30 Price Changed $253,500 Consolidated MLS
• 2026-01-18 Price Changed $259,900 Consolidated MLS
• 2025-11-30 Listed $265,000 Consolidated MLS
• 2024-04-26 Rental Removed $2,100 APPFOLIO
• 2024-04-10 Listed for Rent $2,100 APPFOLIO
• 2024-04-10 Rental Removed $2,100 APPFOLIO
• 2024-04-05 Price Changed $2,100 APPFOLIO
• 2024-03-13 Listed for Rent $2,250 APPFOLIO
• 2024-01-21 Listed $265,000 Consolidated MLS
• 2022-03-28 Delisted — Consolidated MLS
• 2022-03-25 Listed $255,000 Consolidated MLS