1505 Maple St · Columbia, SC 29205

$375,000

4 bd · 2.0 ba · 2,567 sqft · SingleFamily public records · 46 Days on market

Built 1930 9,888 sqft lot

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the historic Melrose Heights district, this property offers a rare opportunity for restoration and value creation. Sold As-Is, the home requires significant renovation and is best suited for investors or buyers seeking a historic rehab project. Previous inspection identified termite damage; reports are available upon request Buyers to verify all information and conduct their own due diligence Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 9,888 sq ft lot
• Built 1930
• Listed 46 days

Tags

• HISTORIC MELROSE HEIGHTS
• OWNER'S SUITE MAIN LEVEL
• LARGE BACK YARD FENCED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story house; Crawlspace foundation
• Construction: Crawlspace foundation; Brick exterior finish
• Exterior features: Shed; Brick exterior above foundation; Paved road access

Interior

• Kitchen: Kitchen located on the main level; Free-standing range
• Bedrooms: Master bedroom on the main level; Additional bedrooms on the second level
• Bathrooms: Two full bathrooms (including one main-level full bath and one second-level full bath)
• Heating & cooling: Gas pack heating; Gas pack cooling
• Interior features: High ceilings (over 9 ft); One fireplace; Florida room; Office
• Laundry & utility: Laundry area in the kitchen (main level)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/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 $350k (6.8% below list).
• Recommended offer: $350k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Brennen Elementary (math 61% / reading 63%, grade B, #73 of 597 statewide, top 12%, 806 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 64% at this address vs 31% district-wide (+34 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 (+7.0%/yr); 145 active listings in the ZIP; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 + 7.0% rent growth), your $105k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $349,680 (6.8% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.95% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.83×
• Total profit: $-17,459
• Equity at exit: $55,914

10-year hold

• IRR: 9.2%
• Equity multiple: 1.82×
• Total profit: $85,944
• Equity at exit: $32,423

Cash invested: $105,000 (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 29205

• Rents YoY: 7.0%
• Active inventory: 145
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,497 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $455

Break-even live

Break-even rent $2,921

Max offer price $375,000

Occupancy floor 82%

Sensitivity live

Price	-10% $667	-5% $561	+0% $455	+5% $349	+10% $243
Rent	-10% $179	-5% $317	+0% $455	+5% $593	+10% $731
Rate	-1.0pp $644	-0.5pp $550	base $455	+0.5pp $358	+1.0pp $259

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2522 Lee St Columbia, SC	5.0	2.0	2024	$3,650	$1.80	14d	1	0.71mi
2821 Blossom St Columbia, SC	4.0	3.0	2466	$3,400	$1.38	24d	1	0.83mi
2730 Blossom St Unit A Columbia, SC	3.0	2.0	2700	$1,700	$0.63	24d	1	0.87mi
3125 Heyward St Columbia, SC	5.0	2.0	2292	$5,000	$2.18	24d	1	1.32mi
316 S Woodrow St Columbia, SC	4.0	2.0	2206	$4,000	$1.81	24d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $375,000 Active 46 DOM
2. 2026-06-17
   days on market $375,000 Active 45 DOM
3. 2026-06-16
   days on market $375,000 Active 44 DOM
4. 2026-06-15
   days on market $375,000 Active 43 DOM
5. 2026-06-14
   days on market $375,000 Active 41 DOM
6. 2026-06-10
   days on market $375,000 Active 38 DOM
7. 2026-06-09
   days on market $375,000 Active 37 DOM
8. 2026-06-08
   days on market $375,000 Active 36 DOM
9. 2026-06-07
   pricestatusdays on market $375,000 Active 35 DOM
10. 2026-06-02
    status $389,950 Pending 33 DOM
11. 2026-06-01
    days on market $389,950 Active 33 DOM
12. 2026-05-31
    days on market $389,950 Active 32 DOM
13. 2026-05-14
    status Active
14. 2026-04-22
    status Pending
15. 2026-04-06
    listed $389,950 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: $2,216 · $185/mo
• Projected year-2 tax: $2,216 · $185/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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $41,962
• − Mortgage interest: −$21,006
• − Property taxes: −$2,216
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,357
• − Management: −$3,357
• − Depreciation: −$10,909
• Taxable loss: −$758
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $5,642/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): 22,223
• Household income: $64,231
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1372.0

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 White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Serbian 6% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% Chinese 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: ▼ -457.47%
• Current HPI: 230.5538
• Rent YoY: ▲ 6.95%
• 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

3 events — show timeline

• 2026-05-14 Relisted — Consolidated MLS
• 2026-04-22 Pending — Consolidated MLS
• 2026-04-06 Listed $389,950 Consolidated MLS

Property tax history

+2.0%/yr

Latest (2025): $2,216 · +3.7% YoY. Source: county tax records.