5424 Knoll Rd · Columbia, SC 29203

$118,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 94 Days on market

Built 1960 0.36 ac lot Est $162k · 27% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.4/10.0
• 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

CLASSIC CHARM MEETS MODERN, LIGHT-FILLED LIVING IN THIS 3/2 ALL- BRICK FIXER-UPPER! THE ORIGINAL BRICK IS STURDY AND OFFERS UNRIVALED CHARACTER. THIS HOME IS PERFECT FOR SOMEONE LOOKING TO PRESERVE THE HOME'S HERITAGE WHILE UPGRADING THE INTERIOR OF THE HOME. HOME IS BEING SOLD AS IS AND IS PRICED TO SELL. COME SEE TODAY AND BRING DREAMING EYES, INVESTORS, OR BUYER LOOKING FOR A TIMELESS BRICK HOME ON A HUGE LOT. PRICED TO SELL 'AS IS'. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Original brick
• Huge lot
• 0.36 acre lot

Tags

• ORIGINAL BRICK
• HUGE LOT

Property features AI

Exterior

• Parking: Attached carport; 2 parking spaces
• Utilities: Septic sewer
• Home design: Single-story home
• Construction: Brick exterior above foundation; Crawlspace foundation
• Exterior features: Covered front porch; Full yard fencing; Paved road access; Public water

Interior

• Kitchen: Hardwood-floor kitchen
• Bedrooms: Main-level primary bedroom with private bath and walk-in closet; Main-level secondary bedrooms with private closets
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Hardwood floors in living room and kitchen; 1 fireplace
• Laundry & utility: Main-level laundry in a closet within heated space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.
• 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: Hyatt Park Elementary (math 8% / reading 8%, grade F, #592 of 597 statewide, top 99%, 393 students, 100% FRL); Eau Claire High (math 22% / reading 84%, grade C-, #139 of 196 statewide, top 71%, 627 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); 240 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 $816 of loan paydown is wiped out by about $4k 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 94 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $82k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,380 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.24% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $161,728
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 Columbia College Dr	0.51mi	2/1.0 (-1)	1,218 (+14%)	24mo	$185,000	$152	27

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-31
• Equity at exit: $17,594

10-year hold

• IRR: 9.1%
• Equity multiple: 1.69×
• Total profit: $22,635
• Equity at exit: $10,202

Cash invested: $33,040 (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: 240
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,461 high
• Mortgage (P&I): −$619
• Tax from tax record: −$176 /mo · $2,107/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $311

Break-even live

Break-even rent $1,068

Max offer price $118,000

Occupancy floor 74%

Sensitivity live

Price	-10% $377	-5% $344	+0% $311	+5% $277	+10% $244
Rent	-10% $195	-5% $253	+0% $311	+5% $368	+10% $426
Rate	-1.0pp $370	-0.5pp $341	base $311	+0.5pp $280	+1.0pp $249

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5229 Woodbrier St Unit 504 Columbia, SC	3.0	2.5	1360	$1,500	$1.10	24d	1	0.27mi
606 Muller Ave Columbia, SC	2.0	1.0	1240	$1,349	$1.09	12d	1	0.88mi
214 Hanover Ave Unit A Columbia, SC	2.0	1.0	1400	$1,450	$1.04	24d	1	0.90mi
1506 Charlton St Columbia, SC	3.0	2.0	1491	$1,500	$1.01	24d	1	0.91mi
4030 Gonzales Ave Columbia, SC	2.0	2.0	840	$1,375	$1.64	24d	1	1.13mi
521 Pineneedle Rd Columbia, SC	2.0	1.0	725	$1,150	$1.59	24d	1	1.13mi
1319 Hendrix St Columbia, SC	2.0	1.0	900	$1,050	$1.17	24d	1	1.24mi
2308 Manse St Columbia, SC	3.0	1.0	999	$1,300	$1.30	15d	1	1.35mi
1063 Prescott Rd Columbia, SC	2.0	1.5	1210	$1,200	$0.99	15d	1	1.43mi
6408 Bishop Ave Columbia, SC	3.0	2.0	1250	$1,850	$1.48	24d	1	1.48mi

Listing history 8 events

1. 2026-05-23
   status Pending
2. 2026-05-08
   historical Active - Contingent
3. 2026-04-09
   status Active
4. 2026-04-03
   historical Active - Contingent
5. 2026-03-27
   status Active
6. 2026-03-13
   historical Active - Contingent
7. 2026-02-18
   listed $118,000 Active
8. 2011-01-25
   soldstatus $82,000

ⓘ 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: $2,107 · $176/mo
• Projected year-2 tax: $2,107 · $176/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $17,532
• − Mortgage interest: −$6,610
• − Property taxes: −$2,107
• − Insurance: −$590
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$3,433
• Taxable income: $1,987
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $3,250/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

• 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

+43.9% since first listed

8 events — show timeline

• 2026-05-23 Pending — Consolidated MLS
• 2026-05-08 Contingent — Consolidated MLS
• 2026-04-09 Relisted — Consolidated MLS
• 2026-04-03 Contingent — Consolidated MLS
• 2026-03-27 Relisted — Consolidated MLS
• 2026-03-13 Contingent — Consolidated MLS
• 2026-02-18 Listed $118,000 Consolidated MLS
• 2011-01-25 Sold (Public Records) $82,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,107 · +2.6% YoY. Source: county tax records.