117 Arborgate Cir · Columbia, SC 29212

$205,000

3 bd · 2.0 ba · 1,229 sqft · SingleFamily public records · 36 Days on market

Built 1998 7,405 sqft lot $27/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 +14.0/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable one story home with a fantastic layout! Come and see the spacious living room with vaulted ceiling, fireplace, and tons of natural light. Functional kitchen with an eat in space that brings an open concept feeling! Flooring and paint are in great shape. Roof replaced in 2020. Great back deck for entertaining guests and grilling. Low maintenance and shaded back yard complete with a privacy fence. Neighborhood is conveniently located near Harbison shopping and highways. Community has access to Harbison gym, pool, basketball courts, bike trails, and tennis courts. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Functional kitchen
• Vaulted ceiling
• Natural light

Tags

• SPACIOUS LIVING ROOM
• VAULTED CEILING
• FIREPLACE
• NATURAL LIGHT
• FUNCTIONAL KITCHEN
• EAT IN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $25 ($299/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 $166k (18.8% below list).
• Recommended offer: $166k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.1% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 Middle (math 30% / reading 38%, grade F, #110 of 229 statewide, top 49%, 1,011 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: Rents soft (-0.2%/yr); 211 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 36 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $135k; list at $205k implies a 52% 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 $166,419 (18.8% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 19% 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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-36,562
• Equity at exit: $30,566

10-year hold

• IRR: -17.8%
• Equity multiple: 0.15×
• Total profit: $-48,857
• Equity at exit: $17,725

Cash invested: $57,400 (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 29212

• Rents YoY: -0.2%
• Active inventory: 211
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$85
• HOA: −$27
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $25

Break-even live

Break-even rent $1,633

Max offer price $205,000

Occupancy floor 94%

Sensitivity live

Price	-10% $141	-5% $83	+0% $25	+5% $-33	+10% $-91
Rent	-10% $-107	-5% $-41	+0% $25	+5% $91	+10% $156
Rate	-1.0pp $128	-0.5pp $77	base $25	+0.5pp $-28	+1.0pp $-82

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Forestgrove Ct Columbia, SC	3.0	2.0	1066	$1,599	$1.50	23d	1	0.37mi
500 Harbison Blvd Columbia, SC	2.0–3.0	2.0–3.0	1152	$1,849	$1.61	4d	11	0.48mi
801 Chinquapin Rd Columbia, SC	1.0–2.0	1.0–1.5	729	$1,200	$1.64	5d	7	0.51mi
171 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	25d	1	0.52mi
100 Fairforest Rd Columbia, SC	2.0	1.5	1150	$1,224	$1.06	5d	3	0.60mi
14 Heritage Village Ln Columbia, SC	2.0	2.0	1100	$2,150	$1.95	25d	1	0.63mi
51 Heritage Village Ln Unit 1 Columbia, SC	2.0	2.0	1150	$1,400	$1.22	25d	1	0.76mi
121 Manorwood Ct Unit C Columbia, SC	2.0	1.5	1120	$1,095	$0.98	25d	1	0.82mi
356 Lake Murray Blvd Irmo, SC	1.0–3.0	1.0–2.0	1020	$2,537	$2.49	5d	23	0.83mi
105 Manorwood Ct Columbia, SC	2.0	1.5	1000	$1,150	$1.15	25d	1	0.85mi
100 Walden Heights Dr Irmo, SC	1.0–3.0	1.0–2.0	1030	$1,880	$1.83	5d	23	0.92mi
101 Riverwalk Way Irmo, SC	3.0	2.0	1300	$1,750	$1.35	16d	1	0.96mi
408 Foxfire Dr Columbia, SC	1.0–3.0	1.0–2.0	1016	$1,225	$1.21	5d	7	1.21mi
113 Paces Brook Ave Columbia, SC	1.0–3.0	1.0–2.0	929	$1,770	$1.91	13d	12	1.30mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	25d	1	1.32mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	20d	1	1.33mi
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	23d	1	1.41mi
13 Crossbow Pl Columbia, SC	2.0	2.5	1250	$1,650	$1.32	16d	1	1.42mi
401 Columbiana Dr Columbia, SC	2.0–4.0	1.5–2.0	1207	$1,216	$1.01	5d	1	1.45mi

HOA detail

• Monthly dues: $27 · $324/yr
• Likely covers: poolgym

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-07
   price $205,000
3. 2026-03-23
   listed $210,000 Active
4. 2020-06-08
   soldstatus $135,000
5. 2020-04-13
   historical
6. 2020-04-01
   listed $135,000 Active
7. 2004-10-04
   soldstatus $102,500
8. 1997-04-18
   soldstatus $85,000
9. 1996-10-31
   soldstatus $197,500

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,228 · $102/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $19,970
• − Mortgage interest: −$11,483
• − Property taxes: −$1,228
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − HOA: −$324
• − Depreciation: −$5,964
• Taxable loss: −$3,249
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $1,079/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

• Census place: Columbia, SC
• County: Lexington County · 232,571 people
• Metro: Columbia, SC
• Population (ZIP): 27,657
• Household income: $77,142
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 863.0

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 (63%)
• Race & ethnicity: White 63% Black 25% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 3%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -139.55%
• Current HPI: 212.5173
• Rent YoY: ▼ -0.23%
• 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

+3.8% since first listed

9 events — show timeline

• 2026-04-28 Pending — Consolidated MLS
• 2026-04-07 Price Changed $205,000 Consolidated MLS
• 2026-03-23 Listed $210,000 Consolidated MLS
• 2020-06-08 Sold (Public Records) $135,000 Public Records
• 2020-04-13 Delisted — Consolidated MLS
• 2020-04-01 Listed $135,000 Consolidated MLS
• 2004-10-04 Sold (Public Records) $102,500 Public Records
• 1997-04-18 Sold (Public Records) $85,000 Public Records
• 1996-10-31 Sold (Public Records) $197,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,228 · +3.5% YoY. Source: county tax records.