1825 Saint Julian Pl Unit 9b · Columbia, SC 29204

$105,900

2 bd · 2.0 ba · 1,299 sqft · Condo public records · 185 Days on market

Built 1974 $570/mo HOA · 33% of rent

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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 +20.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1825 St. Julian Place, Unit 9B — a beautifully renovated two-bedroom, two-bathroom home located on the 9th floor, offering impressive city views. This turnkey unit has been extensively updated over the past four years, featuring new LVP flooring throughout the kitchen, dining area, living room, and both bathrooms. The kitchen has been upgraded with granite countertops and newer appliances, including a refrigerator, oven, and dishwasher, while all light fixtures throughout the home have been replaced. A newer water heater adds additional peace of mind, and the porch has been fully enclosed for added living space. One of the bathrooms has been thoughtfully redesigned with a h

Key facts

• City view
• New lvp flooring
• Granite countertops

Tags

• CITY VIEW
• NEW LVP FLOORING
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Recreation facilities available within the community; Cable TV available; Sidewalks throughout community
• HOA & community: Association present; Association covers backyard and front yard maintenance, exterior and common area maintenance, landscaping, trash, water, sewer, cable TV, clubhouse, sprinkler and street light maintenance, sidewalk maintenance, pest control, security, and access to green areas

Exterior

• Parking: Parking garage (lower level); Two enclosed garage spaces; Approximately 100 parking spaces on site
• Security: Gated community; Security cameras; Community security services (via association)
• Utilities: Public water; Public sewer
• Home design: Mid/high-rise style building (18 stories); Accessible features including elevator, ramps, and accessible bathroom
• Construction: Slab foundation
• Exterior features: Synthetic stucco exterior; Community pool; Paved road access

Interior

• Kitchen: Granite countertops; Stained wood cabinets; Tiled backsplash; Luxury vinyl plank flooring; Convection, free-standing electric range with smooth surface and self-cleaning; Microwave above stove; Dishwasher; Refrigerator
• Bedrooms: Main-level master with double vanity, his-and-hers closet, private bath with tub/shower, ceiling fan, and carpeted floors; Main-level second bedroom with private bath, separate shower, ceiling fan, and carpeted floors
• Flooring: Carpet in bedrooms; Luxury vinyl plank in main living areas and kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central cooling with heat pump on first level
• Interior features: Ceiling fans; Smoke detector; Basement present; French doors; Molding
• Laundry & utility: Main-level laundry in closet (electric hookup); Washer and dryer included; Electric water heater; Heated space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $106k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• 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 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: Bradley Elementary (math 22% / reading 32%, grade F, #421 of 597 statewide, top 73%, 437 students, 100% FRL); A. C. Flora High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 1,352 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 47% at this address vs 31% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Richland 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 116 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% of the median local income ($50k/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 $732 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

• It's been on market 185 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $23k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: major wind risk, 68% 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 $93,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.63% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.82×
• Total profit: $-5,217
• Equity at exit: $15,790

10-year hold

• IRR: 8.2%
• Equity multiple: 1.70×
• Total profit: $20,813
• Equity at exit: $9,156

Cash invested: $29,652 (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 29204

• Home prices YoY: -34.9%
• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$555
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$44
• HOA: −$570
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $134

Break-even live

Break-even rent $1,556

Max offer price $105,900

Occupancy floor 87%

Sensitivity live

Price	-10% $194	-5% $164	+0% $134	+5% $104	+10% $74
Rent	-10% $-2	-5% $66	+0% $134	+5% $203	+10% $271
Rate	-1.0pp $188	-0.5pp $161	base $134	+0.5pp $107	+1.0pp $79

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2834 Keats St Columbia, SC	3.0	2.0	921	$2,250	$2.44	14d	1	0.26mi
3040 Girardeau Ave Columbia, SC	3.0	1.5	1400	$2,150	$1.54	14d	1	0.54mi
3040 Girardeau Ave Columbia, SC	3.0	1.5	1400	$2,150	$1.54	24d	1	0.54mi
2511 Chestnut St Columbia, SC	2.0	1.0	928	$1,300	$1.40	14d	1	0.56mi
1121 Zeigler St Unit B Columbia, SC	3.0	2.5	1550	$3,300	$2.13	21d	1	0.72mi
2050 N Beltline Blvd Columbia, SC	1.0–2.0	1.0–1.5	831	$1,042	$1.25	14d	6	1.11mi
2347 Stark St Columbia, SC	2.0	1.0	876	$1,100	$1.26	24d	1	1.13mi
3117 Quitman St Columbia, SC	3.0	2.0	1500	$1,750	$1.17	24d	1	1.16mi
3111 Kline St Columbia, SC	2.0	2.0	950	$1,850	$1.95	24d	1	1.19mi
2710 Preston St Columbia, SC	2.0	1.0	1000	$1,495	$1.50	24d	1	1.26mi
3419 Piedmont Ave Columbia, SC	3.0	1.0	1100	$1,195	$1.09	24d	1	1.27mi
2229 Greene St Columbia, SC	3.0	2.0	1050	$1,695	$1.61	19d	1	1.29mi
2928 English Ave Unit NA Columbia, SC	3.0	1.0	1320	$1,590	$1.20	11d	1	1.32mi
3431 Covenant Rd Columbia, SC	1.0–3.0	1.0–1.5	950	$1,016	$1.07	24d	1	1.39mi
1115 Carter St Columbia, SC	1.0–2.0	1.0	854	$1,405	$1.65	24d	1	1.39mi
1018 Laurens St Columbia, SC	3.0	1.0	1500	$2,700	$1.80	24d	1	1.42mi
3015 English Ave Columbia, SC	2.0	1.0	981	$1,250	$1.27	11d	1	1.44mi
3145 Bronx Rd Columbia, SC	3.0	1.5	1207	$1,511	$1.25	24d	1	1.47mi
151 Renaissance Way Columbia, SC	3.0	2.0	1200	$1,400	$1.17	24d	1	1.48mi
1800 Cherry Laurel Dr Unit 18005 Columbia, SC	2.0	1.0	960	$895	$0.93	24d	1	1.49mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-16
   statusdays on market $105,900 Pending 185 DOM
2. 2026-06-15
   days on market $105,900 Active 184 DOM
3. 2026-06-14
   days on market $105,900 Active 182 DOM
4. 2026-06-10
   days on market $105,900 Active 179 DOM
5. 2026-06-09
   days on market $105,900 Active 178 DOM
6. 2026-06-08
   days on market $105,900 Active 177 DOM
7. 2026-06-07
   days on market $105,900 Active 176 DOM
8. 2026-06-03
   days on market $105,900 Active 172 DOM
9. 2026-06-03
   days on market $105,900 Active 171 DOM
10. 2026-05-31
    days on market $105,900 Active 170 DOM
11. 2026-05-07
    price $105,900
12. 2026-05-06
    status Active
13. 2025-12-15
    price $120,900
14. 2025-11-29
    price $123,200
15. 2025-11-18
    listed $129,000 Active
16. 2021-04-07
    historical
17. 2021-04-06
    soldstatus $103,100
18. 2021-03-01
    historical Active - Contingent
19. 2020-12-04
    listed $115,000 Active
20. 2018-02-06
    soldstatus $85,000
21. 2005-03-25
    soldstatus $114,000
22. 2002-12-02
    soldstatus $67,500
23. 1999-08-18
    soldstatus $102,500
24. 1981-11-01
    soldstatus $63,800

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $717 · $60/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 ≥109°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,712
• − Mortgage interest: −$5,932
• − Property taxes: −$717
• − Insurance: −$530
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − HOA: −$6,840
• − Depreciation: −$3,081
• Taxable income: $299
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $1,540/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): 18,159
• Household income: $50,189
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1045.0

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 0.57)
• Race & ethnicity: Black 48% White 44% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 2% Tagalog/Filipino 1% Arabic 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: ▼ -104.76%
• Current HPI: 195.2246
• Rent YoY: ▲ 4.73%
• 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

+66.0% since first listed

14 events — show timeline

• 2026-05-07 Price Changed $105,900 Consolidated MLS
• 2026-05-06 Relisted — Consolidated MLS
• 2025-12-15 Price Changed $120,900 Consolidated MLS
• 2025-11-29 Price Changed $123,200 Consolidated MLS
• 2025-11-18 Listed $129,000 Consolidated MLS
• 2021-04-07 Delisted — Consolidated MLS
• 2021-04-06 Sold (Public Records) $103,100 Public Records
• 2021-03-01 Contingent — Consolidated MLS
• 2020-12-04 Listed $115,000 Consolidated MLS
• 2018-02-06 Sold (Public Records) $85,000 Public Records
• 2005-03-25 Sold (Public Records) $114,000 Public Records
• 2002-12-02 Sold (Public Records) $67,500 Public Records
• 1999-08-18 Sold (Public Records) $102,500 Public Records
• 1981-11-01 Sold (Public Records) $63,800 Public Records

Property tax history

-10.6%/yr

Latest (2025): $717 · +3.6% YoY. Source: county tax records.