1600 Park Cir · Columbia, SC 29201

$92,500

2 bd · 2.0 ba · 745 sqft · Condo public records · 9 Days on market

Built 1985

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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 +23.3/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Highly sought-after Studio Condo at Park Circle!! Within walking distance of University of South Carolina Campus, Downtown & amp; 5 Points! It is on the 9th Floor and has a view of the park and South Campus. Refrigerator, Oven/Stove, Dishwasher, Washer/Dryer located within the Condo Unit. RECENT UPGRADES: Refrigerator-2026, Washer/Dryer-2023, Replaced Exterior Window Units-2022, HVAC Unit-2020, Luxury Plank Waterproof Flooring throughout- 2019, Kitchen Cabinets-Counter-Sink- Garbage Disposal & amp; Hardware- 2019, Bath Cabinets-Toilet-Sink & amp; Hardware- 2019 Water/Sewer and trash service included in HOA. Unit is Occupied until July 15, 2026.

Key facts

• Recent upgrades
• Kitchen cabinets
• Bath cabinets

Tags

• VIEW OF THE PARK
• RECENT UPGRADES
• KITCHEN CABINETS
• BATH CABINETS

Property features AI

Exterior

• Home design: Built in 1985
• Construction: Living area approximately 134,565 square feet
• Exterior features: Located in the Wales Garden subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (12.2% below list).
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.2% below list) — sets the bar for cash-flow.
• Cap rate 8.5% 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: schools D+, 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.
• Market conditions: Rents rising (+3.2%/yr); 114 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $1,408/mo this rent would consume 52% of the median local household income ($32k/yr) (locally 3456% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 4y 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 $60k; list at $92k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $81,189 (12.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 1.52% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: -36.8%
• Equity multiple: -0.19×
• Total profit: $-30,697
• Equity at exit: $13,792

10-year hold

• IRR: -43.4%
• Equity multiple: -0.73×
• Total profit: $-44,927
• Equity at exit: $7,998

Cash invested: $25,900 (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 29201

• Rents YoY: 3.2%
• Active inventory: 114
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$485
• Tax from tax record: −$226 /mo · $2,718/yr
• Insurance: −$39
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 2 same-building comps: −$194
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $-258

Break-even live

Break-even rent $1,735

Max offer price $54,360

Occupancy floor —

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2002 Greene St Columbia, SC	2.0	1.0–2.0	795	$1,325	$1.67	14d	1	0.44mi
2009 Greene St #201 Columbia, SC	1.0	1.0	625	$1,200	$1.92	14d	1	0.49mi
1230 Pendleton St Columbia, SC	1.0–2.0	1.0	702	$1,500	$2.14	14d	9	0.52mi
1012 Laurens St Columbia, SC	2.0	1.0	750	$1,900	$2.53	11d	1	0.58mi
2223 Greene St Unit 2223 Columbia, SC	1.0	1.0	655	$795	$1.21	23d	1	0.70mi
1227 Barnwell St Columbia, SC	1.0–2.0	1.0	500	$1,100	$2.20	21d	2	0.71mi
334 S Bull St Columbia, SC	2.0	1.0	715	$1,025	$1.43	23d	1	0.81mi
1155 Lady St Columbia, SC	2.0	1.0–2.0	687	$2,300	$3.35	14d	8	0.86mi
2455 Gervais St Unit B Columbia, SC	2.0	1.0	650	$1,100	$1.69	23d	1	1.14mi
520 Holly St Unit 2 Columbia, SC	1.0	1.0	400	$700	$1.75	23d	1	1.26mi
2511 Youman St Columbia, SC	1.0	1.0	494	$1,200	$2.43	18d	1	1.29mi
2513 Youman St Columbia, SC	1.0	1.0	494	$1,200	$2.43	14d	1	1.29mi
1930 Marion St Columbia, SC	2.0	1.0	612	$1,500	$2.45	11d	31	1.39mi
2508 Laurel St Unit B Columbia, SC	2.0	1.0	750	$950	$1.27	23d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $92,500 Active 9 DOM
2. 2026-06-17
   days on market $92,500 Active 8 DOM
3. 2026-06-16
   days on market $92,500 Active 7 DOM
4. 2026-06-15
   days on market $92,500 Active 6 DOM
5. 2026-06-14
   days on market $92,500 Active 4 DOM
6. 2026-06-10
   remarks 655-char remark
7. 2026-06-10
   listed $92,500 Active 1 DOM

ⓘ 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: $2,718 · $226/mo
• Projected year-2 tax: $2,718 · $226/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 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $16,901
• − Mortgage interest: −$5,181
• − Property taxes: −$2,718
• − Insurance: −$5,581
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − HOA: −$2,328
• − Depreciation: −$2,691
• Taxable loss: −$4,303
• Est. tax savings @ 24.0%: +$1,033
• After-tax cash flow: $-2,064/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): 24,605
• Household income: $32,297
• Rent vs Own: 75.0% rent · 25.0% own
• Severe rent burden: 3456.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Hispanic / Latino 4% Asian 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 90% English-only · Spanish 3% Chinese 2% Other Indo-European 2%

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: ▼ -142.00%
• Current HPI: 229.8442
• Rent YoY: ▲ 3.18%
• 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

+54.2% since first listed

22 events — show timeline

• 2026-06-10 Listed $92,500 FSBO.com
• 2026-05-30 Listed for Rent $850 SHOWMOJO
• 2026-05-22 Price Changed $1,630 SHOWMOJO
• 2026-04-30 Listed for Rent $1,680 SHOWMOJO
• 2025-12-07 Price Changed $1,250 SHOWMOJO
• 2025-12-03 Price Changed $1,400 SHOWMOJO
• 2025-11-14 Listed for Rent $1,000 SHOWMOJO
• 2025-08-26 Rental Removed $900 RENTALBEAST
• 2025-08-21 Listed for Rent $900 RENTALBEAST
• 2025-06-23 Rental Removed $1,050 RENTALBEAST
• 2025-06-22 Listed for Rent $1,050 RENTALBEAST
• 2024-07-19 Delisted — Consolidated MLS
• 2024-07-19 Delisted — Consolidated MLS
• 2024-07-19 Listed $79,900 Consolidated MLS
• 2024-07-19 Listed $850 Consolidated MLS
• 2024-07-19 Listed $1,050 Consolidated MLS
• 2023-07-24 Pending — Consolidated MLS
• 2023-07-13 Listed $155,000 Consolidated MLS
• 2022-07-16 Delisted — Consolidated MLS
• 2022-07-14 Listed $66,900 Consolidated MLS
• 2022-02-03 Price Changed $1,300 RENT.
• 2004-10-12 Sold (Public Records) $60,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $2,718 · +2.1% YoY. Source: county tax records.