835 N Desert Orchard Ln · Columbia, SC 29045

$257,000

4 bd · 2.5 ba · 1,709 sqft · SingleFamily · 79 Days on market

Built 2024 Good condition 5,662 sqft lot $44/mo HOA · 2% of rent ↓ 4% since listing

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Evans Floor Plan is set up for easy living! All commonly used spaces are on the main floor - Laundry, Owner Suite and Family Room with fireplace. The spacious kitchen has granite counters, gas stove, and eat-in area along with a large pantry. Owner suite has separate tub, shower, dual vanity, and a large walk-in closet. The remaining 3 bedrooms are upstairs and each have spacious closets. The back patio is covered and there is also an external storage room for outdoor equipment. No need to wait for a home to be built, this one is ready NOW. Call for a private viewing. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Separate tub
• Walk-in closet
• Gas stove

Tags

• GRANITE COUNTERS
• GAS STOVE
• LARGE PANTRY
• SEPARATE TUB
• WALK-IN CLOSET
• COVERED BACK PATIO

Property features AI

Finance

• HOA & community: Homeowners association present; Association maintains common areas, sidewalks and green areas; community pool included

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Two-story home; Slab foundation
• Construction: Stone and vinyl construction; Slab foundation
• Exterior features: Covered front porch; Patio; Stone and vinyl exterior finish; Paved road access

Interior

• Kitchen: Granite countertops; Dishwasher; Refrigerator; Gas range; Luxury vinyl plank floors in kitchen
• Bedrooms: Master bedroom on main level with garden tub, private bath, separate shower and walk-in closet; Bedroom 2 on second level with shared bath and walk-in closet; Bedroom 3 on second level with shared bath and walk-in closet; Bedroom 4 on second level with shared bath
• Flooring: Luxury vinyl plank flooring in living areas and kitchen
• Bathrooms: Two full bathrooms; One partial/half bathroom; One main full bathroom and one main half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace with natural gas log; Recessed lighting; Pantry; Eat-in kitchen
• Laundry & utility: Laundry on main level; Electric laundry hookup; Heated laundry space

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $257k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-65 ($-784/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (13.6% below list).
• Recommended offer: $222k (13.6% 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.
• 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 (+2.7%/yr); 346 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $8k 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 79 days — a 6% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $222,116 (13.6% 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 79 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-46,415
• Equity at exit: $38,320

10-year hold

• IRR: -11.3%
• Equity multiple: 0.33×
• Total profit: $-48,258
• Equity at exit: $22,221

Cash invested: $71,960 (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 29045

• Home prices YoY: -17.9%
• Rents YoY: 2.7%
• Active inventory: 346
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$1,348
• Tax est. 1.5%: −$321 /mo · $3,855/yr
• Insurance: −$107
• HOA: −$44
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-65

Break-even live

Break-even rent $2,304

Max offer price $247,543

Occupancy floor 98%

Sensitivity live

Price	-10% $112	-5% $23	+0% $-65	+5% $-154	+10% $-243
Rent	-10% $-241	-5% $-153	+0% $-65	+5% $22	+10% $110
Rate	-1.0pp $64	-0.5pp $0	base $-65	+0.5pp $-132	+1.0pp $-200

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: $64,250
• Closing costs: $7,710
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Bails Rd Elgin, SC	3.0	2.0	2176	$2,350	$1.08	4d	1	0.82mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: gas

Listing history 15 events

1. 2026-06-15
   statusdays on market $257,000 Pending 79 DOM
2. 2026-06-14
   days on market $257,000 Active - Contingent 78 DOM
3. 2026-06-13
   days on market $257,000 Active - Contingent 77 DOM
4. 2026-06-10
   days on market $257,000 Active - Contingent 75 DOM
5. 2026-06-09
   days on market $257,000 Active - Contingent 74 DOM
6. 2026-06-08
   days on market $257,000 Active - Contingent 73 DOM
7. 2026-06-07
   days on market $257,000 Active - Contingent 72 DOM
8. 2026-06-05
   days on market $257,000 Active - Contingent 69 DOM
9. 2026-06-03
   days on market $257,000 Active - Contingent 68 DOM
10. 2026-06-03
    days on market $257,000 Active - Contingent 67 DOM
11. 2026-06-01
    days on market $257,000 Active - Contingent 66 DOM
12. 2026-05-31
    days on market $257,000 Active - Contingent 65 DOM
13. 2026-03-27
    listed $257,000 Active
14. 2024-01-21
    listed $266,925
15. 2024-01-21
    historical

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

Taxation est. · year 1

• Rental income: $26,654
• − Mortgage interest: −$14,396
• − Property taxes: −$3,855
• − Insurance: −$1,285
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − HOA: −$528
• − Depreciation: −$7,476
• Taxable loss: −$5,151
• Est. tax savings @ 24.0%: +$1,236
• After-tax cash flow: $452/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 · 3 photos

Good 80/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a spacious layout, granite countertops, and a well-maintained exterior. Potential buyers and renters will appreciate the curb appeal and the home's move-in-ready condition.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both Add a smart home system — Improves convenience and adds value to the property.
• Both Install energy-efficient windows — Reduces energy costs and enhances property value.
• Both Upgrade kitchen appliances — Modernizes the kitchen and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Add a smart home system — Improves convenience and adds value to the property. ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances property value. ↑
• Both Upgrade kitchen appliances — Modernizes the kitchen and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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: Kershaw County · 47,655 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 31,372
• Household income: $87,366
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 204.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 31% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% 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: ▼ -45.60%
• Current HPI: 209.2469
• Rent YoY: ▲ 2.70%
• 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

-3.7% since first listed

3 events — show timeline

• 2026-03-27 Listed $257,000 Consolidated MLS
• 2024-01-21 Delisted — Consolidated MLS
• 2024-01-21 Listed $266,925 Consolidated MLS