169 Fox Grove Cir · Columbia, SC 29229

$238,000

4 bd · 3.0 ba · 2,116 sqft · SingleFamily public records · 21 Days on market

Built 2004 6,969 sqft lot Est $267k · 11% 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).

• Cash flow +20.0/30.0
• ARV discount +12.3/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• 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

Nestled in the award-winning Richland School District 2, this charming 4-bedroom, 3-bath home is the perfect blend of comfort and modern amenities. Ideal for families, all four spacious bedrooms are located on the upper floor, ensuring privacy and a peaceful retreat. Step outside to discover a beautifully fenced-in backyard, complete with a deck that’s perfect for entertaining friends and family during warm summer evenings. Whether you’re hosting a barbecue or enjoying a quiet morning coffee, this outdoor space is a true highlight. The primary bathroom has been thoughtfully renovated, exuding a luxurious hotel spa feel that invites relaxation. With contemporary finishes and soot

Key facts

• Fenced-in backyard
• 6,969 sq ft lot
• Garage

Tags

• FENCED-IN BACKYARD
• DECK FOR ENTERTAINING
• RENOVATED PRIMARY BATHROOM
• FULLY EQUIPPED WITH APPLIANCES

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewer; Water: Public (see remarks)
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom on the second level; Bedroom 2 on the second level; Bedroom 3 on the second level; Bedroom 4 on the second level
• Bathrooms: Three full bathrooms total; One main full bathroom; Two additional full bathrooms
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: Formal living room on the main level; Dining room on the main level; Kitchen on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/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 $222k (6.9% below list).
• Recommended offer: $222k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 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: Rice Creek Elementary (math 36% / reading 34%, grade F, #339 of 597 statewide, top 57%, 737 students, 76% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 68% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% of the median local income ($74k/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 21 days — a 2% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $142k; list at $238k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $221,678 (6.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $266,616
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Hidden Sands Ct	0.31mi	4/2.5	2,060 (-3%)	9mo	$270,000	$131	72
1972 Lake Carolina Dr	0.56mi	4/2.5	1,908 (-10%)	6mo	$240,000	$126	50
408 Edenhall Dr	0.71mi	4/2.5	2,433 (+15%)	19mo	$260,000	$107	24

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-20,525
• Equity at exit: $35,487

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,951
• Equity at exit: $20,578

Cash invested: $66,640 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,217 high
• Mortgage (P&I): −$1,248
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $291

Break-even live

Break-even rent $1,848

Max offer price $238,000

Occupancy floor 82%

Sensitivity live

Price	-10% $426	-5% $359	+0% $291	+5% $224	+10% $156
Rent	-10% $116	-5% $204	+0% $291	+5% $379	+10% $466
Rate	-1.0pp $411	-0.5pp $352	base $291	+0.5pp $229	+1.0pp $167

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
499 Fox Trot Dr Columbia, SC	4.0	2.5	2006	$2,195	$1.09	4d	1	0.08mi
221 Fox Grove Cir Unit 1 Columbia, SC	4.0	2.0	2046	$1,700	$0.83	4d	1	0.12mi
252 Bassett Loop Columbia, SC	4.0	3.0	2260	$2,295	$1.02	24d	1	0.48mi
44 Ginkgo Ct Columbia, SC	5.0	3.0	2743	$2,750	$1.00	4d	1	0.52mi
1964 Lake Carolina Dr Columbia, SC	4.0	2.5	1841	$1,939	$1.05	22d	1	0.53mi
219 Pineclave Cir Columbia, SC	4.0	3.0	2300	$2,000	$0.87	24d	1	0.55mi
2000 Lake Carolina Dr Columbia, SC	4.0	2.5	1841	$2,089	$1.13	15d	1	0.60mi
456 Edenhall Dr Columbia, SC	4.0	2.5	2158	$2,600	$1.20	24d	1	0.62mi
201 Clearmeadow Dr Columbia, SC	3.0	2.0	2423	$2,379	$0.98	4d	1	0.68mi
500 Castle Ridge Dr Columbia, SC	3.0	2.0	1753	$2,150	$1.23	4d	1	1.19mi
520 Timber Crest Dr Columbia, SC	4.0	2.5	2195	$2,250	$1.03	24d	1	1.19mi

Listing history 18 events

1. 2026-06-18
   days on market $238,000 Active 21 DOM
2. 2026-06-17
   days on market $238,000 Active 20 DOM
3. 2026-06-16
   days on market $238,000 Active 19 DOM
4. 2026-06-15
   days on market $238,000 Active 18 DOM
5. 2026-06-14
   days on market $238,000 Active 16 DOM
6. 2026-06-13
   days on market $238,000 Active 15 DOM
7. 2026-06-10
   days on market $238,000 Active 13 DOM
8. 2026-06-09
   days on market $238,000 Active 12 DOM
9. 2026-06-08
   days on market $238,000 Active 11 DOM
10. 2026-06-07
    days on market $238,000 Active 10 DOM
11. 2026-06-05
    days on market $238,000 Active 7 DOM
12. 2026-06-03
    days on market $238,000 Active 6 DOM
13. 2026-06-03
    days on market $238,000 Active 5 DOM
14. 2026-06-01
    days on market $238,000 Active 4 DOM
15. 2026-05-31
    days on market $238,000 Active 3 DOM
16. 2026-05-16
    status Pending
17. 2026-05-15
    listed $238,000 Active
18. 2008-04-10
    soldstatus $142,200

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$3/yr ($0/mo · 0.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,601
• − Mortgage interest: −$13,332
• − Property taxes: −$1,354
• − Insurance: −$1,190
• − Repairs & maintenance: −$2,128
• − Management: −$2,128
• − Depreciation: −$6,924
• Taxable loss: −$454
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $3,603/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: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% 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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• 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

+67.4% since first listed

3 events — show timeline

• 2026-05-16 Pending — Consolidated MLS
• 2026-05-15 Listed $238,000 Consolidated MLS
• 2008-04-10 Sold (Public Records) $142,200 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,354 · +3.6% YoY. Source: county tax records.