Is 3044 Harborview Dr in Columbia, SC a good investment?

CashFlowRE grades it C- with a 6.9% cap rate and $95/mo modeled cash flow at a $200,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 3044 Harborview Dr?

The modeled cap rate is 6.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,019/month, from CashFlowRE's rent model.

C- Composite 52.12

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 +15.9/30.0
ARV discount +8.6/15.0
Schools +5.5/10.0
1% rule +5.1/10.0
Condition / age +5.0/5.0
DSCR +4.9/10.0
Livability +3.9/5.0
Rent growth +3.2/5.0
Appreciation +0.0/10.0

$200,000

3044 Harborview Dr · Columbia, SC 29229

3 bd · 2.5 ba · 1,250 sqft · Townhouse · 119 Days on market

Built 2026 Excellent condition 1,742 sqft lot $160/sqft · at area comps Est $205k · at est. $118/mo HOA · 6% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

The Laurens A interior townhome offers a warm and inviting design that blends timeless style with everyday comfort. The open main level is perfect for both relaxing and entertaining, featuring bright white cabinets, granite countertops, stainless steel appliances, and soft beige luxury vinyl plank flooring that creates a clean and welcoming atmosphere. Upstairs, the staircase and second floor are finished with ecru carpet, adding a cozy touch to all three bedrooms. The primary suite includes a spacious walk in closet and a beautifully finished tile tub and shower combination, while the additional bedrooms provide flexible space for guests, work, or play. Beyond the home, residents enjoy access to community amenities including a planned pool with cabana, playground, sidewalks, and walking trails, making this home an ideal choice for comfortable, low maintenance living with everyday conveniences close at hand.

Key facts

Generous pantry
Pendant lights
Open kitchen

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath townhouse listed at $200k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $95 ($1k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($2k rent vs $200k).
Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
Cap rate 6.9% vs local median 5.1% 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: Pontiac Elementary (math 39% / reading 35%, grade F, #315 of 597 statewide, top 55%, 724 students, 68% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
Zoned-school proficiency averages 55% at this address vs 41% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
Market conditions: Rents rising (+2.8%/yr); 537 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% 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 $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 119 days — a 9% lower offer ($182k) 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

Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,000 (9.0% below list)

Questions for the listing agent

It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 1.01% ✓
Cap rate: 6.86%
Cash-on-cash: 2.04%
DSCR: 1.09
GRM: 8.3

CMA / ARV

ARV (median comp): $205,197
List price: $200,000
Delta: -1.07%
Verdict: FAIR
Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2045 Armada Rd	0.69mi	3/2.5	1,362 (+9%)	1mo	$205,197	$151	52
2055 Armada Rd	0.67mi	3/2.5	1,362 (+9%)	6mo	$202,499	$149	49
364 E Arrowleaf Ln Unit L	1.01mi	3/2.0	1,218 (-3%)	33mo	$341,300	$280	39
1415 Ardennes Dr	0.62mi	2/2.0 (-1)	1,342 (+7%)	34mo	$227,500	$170	32
1017 Ashcroft Cir Unit SC29229	0.73mi	4/1.0 (+1)	1,160 (-7%)	27mo	$235,000	$203	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

IRR: -13.2%
Equity multiple: 0.52×
Total profit: $-26,631
Equity at exit: $29,821

10-year hold

IRR: -4.5%
Equity multiple: 0.70×
Total profit: $-16,544
Equity at exit: $17,292

Cash invested: $56,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 16 active · 44 under contract
Months of supply: 96.0 mo (1%/mo absorbed)
Median asking: $210,000 ($154/sqft)
Median days on market: 65 d
This list price: 12% of active listings are priced below it
ARV vs active asking: +6.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29229

Home prices YoY: -21.5%
Rents YoY: 2.8%
Active inventory: 537
Price-to-rent: 8.3×

Monthly cashflow live

Estimated rent: $2,019 high interval (Pro) →
Mortgage (P&I): −$1,049
Tax est. 1.5%: −$250 /mo · $3,000/yr
Insurance: −$83
HOA: −$118
Lot rent: −$0
Vacancy / Maint / Mgmt: −$424
Net cashflow: $95

Break-even live

Break-even rent $1,899

Max offer price $200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $233	-5% $164	+0% $95	+5% $26	+10% $-43
Rent	-10% $-64	-5% $15	+0% $95	+5% $175	+10% $255
Rate	-1.0pp $196	-0.5pp $146	base $95	+0.5pp $43	+1.0pp $-9

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: $50,000
Closing costs: $6,000
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1037 Astoria DR Columbia, SC	3.0	2.5	1363	$1,900	$1.39	52d	1	0.06mi
1052 Astoria Dr Columbia, SC	3.0	2.5	1250	$1,925	$1.54	16d	1	0.15mi
1074 Cornelia St Elgin, SC	3.0	2.5	1432	$1,945	$1.36	41d	1	0.44mi
15 Attucks Ct Elgin, SC	3.0	2.0	1616	$1,899	$1.18	16d	1	0.48mi
751 Jacobs Mill Pond Rd Elgin, SC	2.0–3.0	2.0	1252	$1,685	$1.35	15d	8	0.62mi
1102 Semoran Way Columbia, SC	3.0–4.0	2.5	1488	$1,820	$1.22	15d	12	0.86mi
4415 Percival Rd Columbia, SC	1.0–3.0	1.0–2.0	1112	$2,316	$2.08	15d	20	0.93mi
840 Sparkleberry Ln Columbia, SC	1.0–2.0	1.0–2.0	1027	$1,863	$1.81	15d	7	1.46mi

Property features AI

Finance

Other: Community poolNew construction builder warrantyCommunity sidewalks
HOA & community: Community associationAssociation upkeep includes common area and exterior maintenance, front yard maintenance, sidewalk and street light maintenance, playground, pool, and green areas

Exterior

Parking: Paved road access
Utilities: Public waterPublic sewerThermopane energy-efficient windows
Home design: Two-story homeHouse faces eastVinyl exterior finish
Construction: Slab foundation
Exterior features: PatioUncovered back porchFull sprinkler systemFull guttersFull wood privacy fence

Interior

Kitchen: Eat-in kitchen with pantryGranite countertopsPainted cabinetsRecessed lightingLuxury vinyl plank flooringDishwasherMicrowave above stoveSelf-cleaning smooth-surface range
Bedrooms: Master bedroom on second floor with double vanity, private bath, walk-in closet, tub/shower, ceiling fan, carpet and luxury vinyl plank flooringSecond bedroom on second floor with shared bath, private closet, carpet and luxury vinyl plank flooringThird bedroom on second floor with shared bath, private closet, carpet and luxury vinyl plank flooring
Flooring: Luxury vinyl plank flooring in main living areas and bedroomsCarpet in bedrooms
Bathrooms: Two full bathroomsOne half bathroomTwo second-level full bathrooms
Heating & cooling: Central coolingElectric heating with heat pumps on first and second levelsSplit system with zoned heating/cooling
Interior features: Ceiling fansSmoke detectorPull-down attic accessGreat room with luxury vinyl plank flooring
Laundry & utility: Main-level utility roomElectric water heater

HOA detail $118/mo · $1,416/yr

Likely covers: pool

Listing history 50 events

2026-08-08

days on market $200,000 Active 119 DOM
2026-08-07

pricedays on market $200,000 Active 118 DOM
2026-08-06

days on market $203,000 Active 117 DOM
2026-08-05

days on market $203,000 Active 116 DOM
2026-08-04

days on market $203,000 Active 115 DOM
2026-08-03

days on market $203,000 Active 114 DOM
2026-07-31

days on market $203,000 Active 111 DOM
2026-07-30

days on market $203,000 Active 110 DOM
2026-07-30

days on market $203,000 Active 109 DOM
2026-07-28

days on market $203,000 Active 108 DOM
2026-07-26

days on market $203,000 Active 106 DOM
2026-07-25

days on market $203,000 Active 105 DOM
2026-07-24

days on market $203,000 Active 104 DOM
2026-07-23

days on market $203,000 Active 103 DOM
2026-07-22

days on market $203,000 Active 102 DOM
2026-07-21

days on market $203,000 Active 101 DOM
2026-07-18

days on market $203,000 Active 98 DOM
2026-07-16

days on market $203,000 Active 96 DOM
2026-07-16

days on market $203,000 Active 95 DOM
2026-07-14

days on market $203,000 Active 94 DOM
2026-07-13

days on market $203,000 Active 93 DOM
2026-07-12

days on market $203,000 Active 92 DOM
2026-07-11

days on market $203,000 Active 91 DOM
2026-07-10

days on market $203,000 Active 90 DOM
2026-07-09

days on market $203,000 Active 89 DOM
2026-07-07

days on market $203,000 Active 87 DOM
2026-07-06

days on market $203,000 Active 86 DOM
2026-07-05

days on market $203,000 Active 85 DOM
2026-07-03

days on market $203,000 Active 83 DOM
2026-07-02

days on market $203,000 Active 82 DOM
2026-07-01

days on market $203,000 Active 81 DOM
2026-06-30

days on market $203,000 Active 80 DOM
2026-06-29

days on market $203,000 Active 79 DOM
2026-06-28

days on market $203,000 Active 78 DOM
2026-06-28

days on market $203,000 Active 77 DOM
2026-06-27

days on market $203,000 Active 76 DOM
2026-06-25

days on market $203,000 Active 74 DOM
2026-06-23

days on market $203,000 Active 72 DOM
2026-06-22

days on market $203,000 Active 71 DOM
2026-06-18

days on market $203,000 Active 68 DOM
2026-06-17

days on market $203,000 Active 67 DOM
2026-06-16

days on market $203,000 Active 66 DOM
2026-06-15

days on market $203,000 Active 65 DOM
2026-06-14

days on market $203,000 Active 63 DOM
2026-06-13

days on market $203,000 Active 62 DOM
2026-06-10

days on market $203,000 Active 60 DOM
2026-06-09

days on market $203,000 Active 59 DOM
2026-06-08

days on market $203,000 Active 58 DOM
2026-06-07

days on market $203,000 Active 57 DOM
2026-06-05

days on market $203,000 Active 54 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
🔥 Wildfire 6/10 Major
🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $24,232
− Mortgage interest: −$11,203
− Property taxes: −$3,000
− Insurance: −$1,000
− Repairs & maintenance: −$1,939
− Management: −$1,939
− HOA: −$1,416
− Depreciation: −$5,818
Taxable loss: −$2,082

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$500
After-tax cash flow: $1,641/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This Laurens A interior townhome is in excellent condition with no visible repairs needed. It offers a spacious and functional layout, ideal for those needing extra space. The home is move-in ready and would benefit from minor updates to enhance its curb appeal and modernize the interior.

Value-add opportunities

Resale Painting exterior siding — Enhances curb appeal and value ↑
Resale Landscaping improvements — Enhances curb appeal and value ↑
Both Replace ceiling fans with modern fixtures — Modernizes interior and improves air circulation ↑
Both Add smart home features — Improves convenience and marketability ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Pontiac Elementary F SC #315/597 Nat'l #21,438/41,679 High Spring Valley High B+ SC #46/196 Nat'l #1,843/17,239

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

B Composite livability gradescore 78/100

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 · 459,667 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: 25% of renters

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
#370 Sonoco Products Hartsville $6.8B

Price history

+0.0% since first listed

2 events — show timeline

2026-04-15 Listed $203,000 Zillow
2026-04-11 Listed $203,000 Consolidated MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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