118 Gallivan Dr · Columbia, SC 29229

$168,000

2 bd · 2.0 ba · 1,064 sqft · Townhouse public records · 38 Days on market

Built 2001 3,049 sqft lot $130/mo HOA · 7% of rent

---

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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.0/10.0
• 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

Welcome home to Summit Townes in Northeast Columbia! This well-maintained 2BR/2BA patio-style home offers an open, airy floor plan with high ceilings, abundant natural light, and neutral colors throughout. The sunny kitchen opens to the spacious great room featuring a gas log fireplace and a large window that fills the living area with natural light. Newer LVP flooring runs throughout the living areas, with ceramic tile in the kitchen and bathrooms for easy maintenance. The private primary suite features a tray ceiling, double closets, and a spacious bath with double vanity and garden tub/shower combo. The secondary bedroom offers convenient direct access to the guest bathroom, making it id

Key facts

• Open airy floor plan
• Double closets
• Quiet covered patio

Tags

• OPEN AIRY FLOOR PLAN
• GAS LOG FIREPLACE
• PRIVATE PRIMARY SUITE
• DOUBLE CLOSETS
• GARDEN TUB SHOWER COMBO
• QUIET COVERED PATIO

Property features AI

Finance

• Other: Cable TV available
• HOA & community: Association present; Association maintains common areas, front yard maintenance, landscaping, street lights, and green areas

Exterior

• Parking: Parking details not provided
• Security: Security cameras
• Utilities: Public water; Public sewer
• Home design: Single-family property; Slab foundation; Facing direction not specified; Entry level on main
• Construction: Partial brick and vinyl exterior; Slab foundation; Roof information not provided; Year built not provided
• Exterior features: Full gutters; Covered front porch; Covered back porch; Privacy wood fence in rear only; Part brick (partial above foundation) and vinyl exterior; Paved road access

Interior

• Kitchen: Eat-in kitchen with painted cabinets, Formica countertops, and tile floor; Built-in range; Microwave above the stove; Refrigerator; Dishwasher
• Bedrooms: Master bedroom on main with double vanity, garden tub, his-and-hers closets, tub/shower, tray ceilings, ceiling fan, and luxury vinyl plank flooring; Second bedroom with tub/shower, ceiling fan, private closet, and luxury vinyl plank flooring
• Flooring: Luxury vinyl plank flooring throughout main living areas; Tile floor in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Cathedral ceilings; Fireplace with natural gas log
• Laundry & utility: Washer and dryer included; Laundry located on main level in heated space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $168k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $163k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: North Springs Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 703 students, 78% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 69% FRL vs 38% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 30% 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 $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $124k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $162,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-10,670
• Equity at exit: $25,049

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $11,178
• Equity at exit: $14,526

Cash invested: $47,040 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$881
• Tax from tax record: −$119 /mo · $1,432/yr
• Insurance: −$70
• HOA: −$130
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $265

Break-even live

Break-even rent $1,519

Max offer price $168,000

Occupancy floor 81%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Turnstone Way Columbia, SC	3.0	2.0	1145	$1,779	$1.55	2d	1	0.15mi
512 N Crossing Dr Columbia, SC	3.0	2.0	1302	$1,799	$1.38	23d	1	0.26mi
440 Town Center Pl Columbia, SC	1.0–2.0	1.0–2.0	1016	$2,610	$2.57	3d	17	0.50mi
136 Westport Dr Columbia, SC	3.0	2.0	1303	$1,769	$1.36	21d	1	1.11mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	18d	1	1.43mi
1214 Waverly Place Ln Columbia, SC	3.0	2.0	1152	$1,800	$1.56	11d	1	1.44mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: gas

Listing history 18 events

1. 2026-06-14
   statusdays on market $168,000 Pending 38 DOM
2. 2026-06-13
   days on market $168,000 Active - Contingent 37 DOM
3. 2026-06-10
   days on market $168,000 Active - Contingent 35 DOM
4. 2026-06-09
   days on market $168,000 Active - Contingent 34 DOM
5. 2026-06-08
   days on market $168,000 Active - Contingent 33 DOM
6. 2026-06-07
   days on market $168,000 Active - Contingent 32 DOM
7. 2026-06-05
   days on market $168,000 Active - Contingent 29 DOM
8. 2026-06-03
   days on market $168,000 Active - Contingent 28 DOM
9. 2026-06-03
   days on market $168,000 Active - Contingent 27 DOM
10. 2026-06-01
    days on market $168,000 Active - Contingent 26 DOM
11. 2026-05-31
    days on market $168,000 Active - Contingent 25 DOM
12. 2026-05-06
    listed $168,000 Active
13. 2021-10-12
    soldstatus $123,500
14. 2021-09-04
    historical
15. 2021-08-31
    listed $118,000 Active
16. 2006-03-31
    soldstatus $79,900
17. 2002-06-11
    soldstatus $81,500
18. 2001-02-26
    soldstatus $85,000

ⓘ 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: $1,432 · $119/mo
• Projected year-2 tax: $1,432 · $119/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,253
• − Mortgage interest: −$9,411
• − Property taxes: −$1,432
• − Insurance: −$840
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − HOA: −$1,560
• − Depreciation: −$4,887
• Taxable income: $563
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $3,041/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

+97.6% since first listed

7 events — show timeline

• 2026-05-06 Listed $168,000 Consolidated MLS
• 2021-10-12 Sold (Public Records) $123,500 Public Records
• 2021-09-04 Delisted — Consolidated MLS
• 2021-08-31 Listed $118,000 Consolidated MLS
• 2006-03-31 Sold (Public Records) $79,900 Public Records
• 2002-06-11 Sold (Public Records) $81,500 Public Records
• 2001-02-26 Sold (Public Records) $85,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,432 · +3.5% YoY. Source: county tax records.