4601 Grove Park Ln · St. Andrews, SC 29210

$69,000

2 bd · 2.0 ba · 1,052 sqft · Condo public records · 73 Days on market

Built 1972 $189/mo HOA · 14% of rent ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CHECK THIS OUT: BRICK END UNIT in Convenient Grove Park! It's ready & waiting for a total remodel to make this your dream home!! LIVING ROOM with DINING AREA open to KITCHEN. Upstairs are 2 large BEDROOMS and a FULL BATH. LAUNDRY ROOM off kitchen. You have views of the COMMON POND from your GATED PRIVATE PATIO. Convenient to Interstates and Downtown, shopping at Columbiana Mall & Harbison Blvd, enjoy Nature and Hiking Trails at close by Harbison State Forest. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Gated private patio
• Brick end unit
• $189 HOA

Tags

• BRICK END UNIT
• GATED PRIVATE PATIO
• VIEWS OF THE COMMON POND
• CONVENIENT TO INTERSTATES
• CLOSE BY HARBISON STATE FOREST

Property features AI

Finance

• HOA & community: Property is part of an association; Association covers common area maintenance, sewer, trash, and water

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story property; Public water with common pond frontage; Paved road access
• Construction: Slab foundation
• Exterior features: Patio; Partial brick above foundation

Interior

• Kitchen: Eat-in kitchen; Formica countertops; Painted cabinets; Refrigerator; Free-standing range
• Bedrooms: Master bedroom with ceiling fan, private closet, and carpeted floors (Second level); Second bedroom with ceiling fan, private closet, and carpeted floors (Second level)
• Flooring: Carpet in bedrooms; Tile in living room and formal dining area
• Bathrooms: One full bath; One half bath; One additional partial bath
• Heating & cooling: Central heating; Window air conditioning units
• Interior features: Ceiling fan; Refrigerator; Electric water heater; Free-standing range
• Laundry & utility: Utility room on main level; Washer/Dryer located on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $69k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Pine Grove Elementary (math 24% / reading 15%, grade F, #496 of 597 statewide, top 83%, 541 students, 100% FRL); Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 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 fast (+5.0%/yr); 145 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% of the median local income ($51k/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 $477 of loan paydown is wiped out by about $2k 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 + 5.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.96% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.54%
• DSCR: 2.18
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 1.98×
• Total profit: $18,939
• Equity at exit: $10,288

10-year hold

• IRR: 32.6%
• Equity multiple: 4.31×
• Total profit: $63,919
• Equity at exit: $5,966

Cash invested: $19,320 (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 29210

• Home prices YoY: -32.2%
• Rents YoY: 5.0%
• Active inventory: 145
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$362
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$29
• HOA: −$189
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $427

Break-even live

Break-even rent $814

Max offer price $69,000

Occupancy floor 63%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1335 Cactus Ave Columbia, SC	3.0	2.0	1155	$1,450	$1.26	14d	1	0.06mi
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	21d	1	0.16mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	19d	1	0.29mi
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	19d	1	0.51mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	11d	1	0.52mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	23d	1	0.53mi
51 Heritage Village Ln Unit 1 Columbia, SC	2.0	2.0	1150	$1,400	$1.22	23d	1	0.81mi
169 Brook Pines Dr Columbia, SC	1.0–2.0	1.0	700	$1,185	$1.69	11d	26	0.89mi
14 Heritage Village Ln Columbia, SC	2.0	2.0	1100	$2,150	$1.95	23d	1	0.93mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$1,074	$1.15	23d	1	0.96mi
265 Timber Ct Columbia, SC	3.0	1.5	1000	$1,495	$1.50	21d	1	0.98mi
405 Hickory Hill Dr Unit 405 Columbia, SC	3.0	1.5	1400	$1,400	$1.00	23d	1	0.99mi
801 Chinquapin Rd Columbia, SC	1.0–2.0	1.0–1.5	729	$1,200	$1.64	3d	7	1.05mi
171 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	23d	1	1.13mi
1008 Creekside Way Unit 1 Columbia, SC	2.0	2.0	1150	$1,295	$1.13	11d	1	1.13mi
1002 Creekside Way Columbia, SC	2.0	2.0	1200	$1,350	$1.12	14d	1	1.14mi
6007 Village Creek Dr Unit 6007 Columbia, SC	2.0	2.0	1300	$1,195	$0.92	23d	1	1.18mi
240 Jamil Rd #3 Columbia, SC	2.0	1.5	1027	$1,250	$1.22	23d	1	1.25mi
240 Jamil Rd Columbia, SC	2.0	1.5	1013	$1,172	$1.16	3d	2	1.25mi
1211 Metze Rd Unit G3 Columbia, SC	2.0	2.0	826	$1,100	$1.33	21d	1	1.25mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	19d	1	1.29mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	23d	5	1.31mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	23d	1	1.32mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	2d	1	1.34mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	23d	1	1.34mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	21d	1	1.34mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,125	$1.10	23d	13	1.37mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	23d	1	1.39mi
121 Manorwood Ct Unit C Columbia, SC	2.0	1.5	1120	$1,095	$0.98	23d	1	1.41mi
408 Foxfire Dr Columbia, SC	1.0–3.0	1.0–2.0	1016	$1,092	$1.08	3d	7	1.44mi
100 Fairforest Rd Columbia, SC	2.0	1.5	1150	$1,224	$1.06	3d	3	1.45mi
3300 Kay St Columbia, SC	2.0	2.5	1200	$1,350	$1.12	14d	19	1.45mi
105 Manorwood Ct Columbia, SC	2.0	1.5	1000	$1,150	$1.15	23d	1	1.46mi

HOA detail condo

• Monthly dues: $189 · $2,268/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $69,000 Active 73 DOM
2. 2026-06-17
   days on market $69,000 Active 72 DOM
3. 2026-06-16
   days on market $69,000 Active 71 DOM
4. 2026-06-15
   days on market $69,000 Active 70 DOM
5. 2026-06-14
   days on market $69,000 Active 68 DOM
6. 2026-06-10
   days on market $69,000 Active 65 DOM
7. 2026-06-09
   days on market $69,000 Active 64 DOM
8. 2026-06-08
   days on market $69,000 Active 63 DOM
9. 2026-06-07
   days on market $69,000 Active 62 DOM
10. 2026-06-03
    days on market $69,000 Active 58 DOM
11. 2026-06-03
    days on market $69,000 Active 57 DOM
12. 2026-06-01
    days on market $69,000 Active 56 DOM
13. 2026-05-31
    days on market $69,000 Active 55 DOM
14. 2026-04-06
    listed $69,000 Active
15. 2026-04-01
    historical
16. 2025-06-27
    price $73,500
17. 2025-04-21
    status Active
18. 2025-04-20
    historical
19. 2025-04-01
    status Active
20. 2025-03-29
    historical
21. 2025-02-01
    status Active
22. 2025-02-01
    historical
23. 2024-11-11
    status Active
24. 2024-11-11
    historical
25. 2024-06-12
    listed $78,500 Active

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $757 · $63/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 64% 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: $16,253
• − Mortgage interest: −$3,865
• − Property taxes: −$757
• − Insurance: −$345
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − HOA: −$2,268
• − Depreciation: −$2,007
• Taxable income: $4,411
• Est. tax owed @ 24.0%: −$1,059
• After-tax cash flow: $4,070/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 — St. Andrews

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Andrews, SC
• County: Richland County · 389,530 people
• City population: 40,504
• Metro: Columbia, SC
• Population (ZIP): 39,962
• Household income: $50,871
• Rent vs Own: 63.7% rent · 36.3% own
• Severe rent burden: 2859.0

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 0.58)
• Race & ethnicity: Black 55% White 34% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Arab 2% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3%

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: ▼ -107.61%
• Current HPI: 226.2564
• Rent YoY: ▲ 5.00%
• 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

-12.1% since first listed

12 events — show timeline

• 2026-04-06 Listed $69,000 Consolidated MLS
• 2026-04-01 Delisted — Consolidated MLS
• 2025-06-27 Price Changed $73,500 Consolidated MLS
• 2025-04-21 Relisted — Consolidated MLS
• 2025-04-20 Delisted — Consolidated MLS
• 2025-04-01 Relisted — Consolidated MLS
• 2025-03-29 Delisted — Consolidated MLS
• 2025-02-01 Relisted — Consolidated MLS
• 2025-02-01 Delisted — Consolidated MLS
• 2024-11-11 Relisted — Consolidated MLS
• 2024-11-11 Delisted — Consolidated MLS
• 2024-06-12 Listed $78,500 Consolidated MLS

Property tax history

+9.3%/yr

Latest (2025): $757 · +2.4% YoY. Source: county tax records.