121 Foxglove Cir · Columbia, SC 29063-8606

$249,900

3 bd · 2.0 ba · 1,687 sqft · SingleFamily public records · 74 Days on market

Built 1988 $31/mo HOA · 2% of rent

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Why this score? — see what drove the D- 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 +9.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0

Listing remarks

MUST SEE THIS HOME JUST RE DONE RENOVATION NEW FLOOR ( LAMINATE AND NEW CARPET HOUSE AND NEW PAINTS) BASEMENT HAS FRMILY ROOM WITH FIRE PLACE AND DOUBLE GRAGE , BASEMENT AND 1/2 BATH ROOM : Family still working on repair but I put in market today 01/15/2026 any question? contact to listing agent. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• New carpet
• Fire place
• Double garage

Tags

• NEW FLOOR
• NEW CARPET
• NEW PAINTS
• FAMILY ROOM
• FIRE PLACE
• DOUBLE GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (32.0% below list).
• Recommended offer: $170k (32.0% below list) — sets the bar for 1% rule.

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.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Harbison West Elementary (math 45% / reading 43%, grade F, #239 of 597 statewide, top 41%, 550 students, 100% FRL); Irmo High (math 27% / reading 82%, grade C-, #130 of 196 statewide, top 69%, 1,307 students, 100% FRL) — zoned schools average 100% FRL vs 27% district-wide (73 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($235k) 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.
• Current owner paid $63k; list at $250k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,936 (32.0% 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. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.68% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 12.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.6%
• Equity multiple: 1.26×
• Total profit: $18,368
• Equity at exit: $112,366

10-year hold

• IRR: 7.7%
• Equity multiple: 2.17×
• Total profit: $81,603
• Equity at exit: $173,169

Cash invested: $69,972 (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 29063-8606

• Active inventory: 1
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$104
• HOA: −$31
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-183

Break-even live

Break-even rent $1,931

Max offer price $217,622

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Forestgrove Ct Columbia, SC	3.0	2.0	1066	$1,599	$1.50	21d	1	0.08mi
356 Lake Murray Blvd Irmo, SC	1.0–3.0	1.0–2.0	1020	$2,537	$2.49	3d	23	0.44mi
500 Harbison Blvd Columbia, SC	2.0–3.0	2.0–3.0	1152	$1,849	$1.61	2d	11	0.47mi
101 Riverwalk Way Irmo, SC	3.0	2.0	1300	$1,750	$1.35	14d	1	0.57mi
100 Walden Heights Dr Irmo, SC	1.0–3.0	1.0–2.0	1030	$1,880	$1.83	3d	23	0.57mi
100 Fairforest Rd Columbia, SC	2.0	1.5	1150	$1,224	$1.06	3d	3	0.75mi
171 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	23d	1	0.85mi
121 Manorwood Ct Unit C Columbia, SC	2.0	1.5	1120	$1,095	$0.98	23d	1	0.96mi
113 Paces Brook Ave Columbia, SC	1.0–3.0	1.0–2.0	929	$1,770	$1.91	11d	12	1.01mi
14 Heritage Village Ln Columbia, SC	2.0	2.0	1100	$2,150	$1.95	23d	1	1.02mi
401 Columbiana Dr Columbia, SC	2.0–4.0	1.5–2.0	1207	$1,216	$1.01	3d	1	1.14mi
13 Crossbow Pl Columbia, SC	2.0	2.5	1250	$1,650	$1.32	14d	1	1.14mi
51 Heritage Village Ln Unit 1 Columbia, SC	2.0	2.0	1150	$1,400	$1.22	23d	1	1.14mi
408 Foxfire Dr Columbia, SC	1.0–3.0	1.0–2.0	1016	$1,225	$1.21	3d	7	1.35mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 7 events

1. 2026-03-29
   status Pending
2. 2026-03-14
   historical Active - Contingent
3. 2026-01-16
   status Active
4. 2025-12-29
   historical
5. 2025-12-28
   listed $249,900 Active
6. 1988-01-01
   soldstatus $62,750
7. 1987-12-01
   soldstatus $13,000

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $1,424 · $119/mo
• Expected delta: +$469/yr (+$39/mo · 49.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $20,392
• − Mortgage interest: −$13,998
• − Property taxes: −$955
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − HOA: −$372
• − Depreciation: −$7,270
• Taxable loss: −$6,715
• Est. tax savings @ 24.0%: +$1,612
• After-tax cash flow: $-581/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: Lexington 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+1822.3% since first listed

7 events — show timeline

• 2026-03-29 Pending — Consolidated MLS
• 2026-03-14 Contingent — Consolidated MLS
• 2026-01-16 Relisted — Consolidated MLS
• 2025-12-29 Delisted — Consolidated MLS
• 2025-12-28 Listed $249,900 Consolidated MLS
• 1988-01-01 Sold (Public Records) $62,750 Public Records
• 1987-12-01 Sold (Public Records) $13,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $955 · +3.9% YoY. Source: county tax records.