29 Battery Walk Ct Unit B · St. Andrews, SC 29212

$132,500

3 bd · 2.0 ba · 1,247 sqft · Condo public records · 128 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 +20.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.4/10.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Location! Location! Great Harbison area shopping/dining & easy access to I26. Harbison Park recreational amenities included with HOA. 3 bedrooms, 2 bath downstairs unit, french doors in primary room opens to a porch. In great condition ready to move in! Perfect for owner occupant seeking low maintenance living or a great rental property-owner occupied. Sqft 1247 Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Porch
• Easy access to i26
• 2 parking spots

Tags

• HARBISON AREA SHOPPING
• EASY ACCESS TO I26
• FRENCH DOORS IN PRIMARY ROOM
• PORCH

Property features AI

Finance

• Other: Paved road access
• HOA & community: Property is part of an association

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Covered porch

Interior

• Kitchen: Bar counter; Wood natural cabinets; Formica countertops; Microwave above stove; Dishwasher; Garbage disposal; Refrigerator; Self-cleaning range
• Bedrooms: Master bedroom on main level with French doors, private bath, tub/shower and ceiling fan; Second bedroom with private closet; Third bedroom with private closet
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Fireplace with wood-burning insert; Recessed lighting; Ceiling fans; Laminate floors in living areas; Laminate flooring in kitchen; Backsplash
• Laundry & utility: Laundry in closet with electric hookup in heated space; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $132k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $117k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Pine Grove Elementary (math 24% / reading 15%, grade F, #496 of 597 statewide, top 83%, 541 students, 100% FRL); Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 206 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $916 of loan paydown is wiped out by about $4k 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 128 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $116,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 7.0

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-15,232
• Equity at exit: $19,756

10-year hold

• IRR: -8.6%
• Equity multiple: 0.55×
• Total profit: $-16,854
• Equity at exit: $11,456

Cash invested: $37,100 (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: 206
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$695
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$55
• HOA est. from 1 same-building comp: −$232
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $169

Break-even live

Break-even rent $1,372

Max offer price $132,500

Occupancy floor 84%

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Heritage Village Ln Unit 1 Columbia, SC	2.0	2.0	1150	$1,400	$1.22	23d	1	0.17mi
14 Heritage Village Ln Columbia, SC	2.0	2.0	1100	$2,150	$1.95	23d	1	0.30mi
171 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	23d	1	0.33mi
801 Chinquapin Rd Columbia, SC	1.0–2.0	1.0–1.5	729	$1,200	$1.64	3d	7	0.36mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	23d	1	0.49mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	18d	1	0.53mi
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	21d	1	0.65mi
100 Fairforest Rd Columbia, SC	2.0	1.5	1150	$1,224	$1.06	3d	3	0.65mi
121 Manorwood Ct Unit C Columbia, SC	2.0	1.5	1120	$1,095	$0.98	23d	1	0.66mi
105 Manorwood Ct Columbia, SC	2.0	1.5	1000	$1,150	$1.15	23d	1	0.71mi
1335 Cactus Ave Columbia, SC	3.0	2.0	1155	$1,450	$1.26	14d	1	0.76mi
408 Foxfire Dr Columbia, SC	1.0–3.0	1.0–2.0	1016	$1,225	$1.21	3d	7	0.84mi
500 Harbison Blvd Columbia, SC	2.0–3.0	2.0–3.0	1152	$1,849	$1.61	2d	11	0.90mi
6 Forestgrove Ct Columbia, SC	3.0	2.0	1066	$1,599	$1.50	21d	1	1.12mi
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	18d	1	1.18mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	11d	1	1.31mi
264 Piney Grove Rd Columbia, SC	2.0	1.0	1100	$1,250	$1.14	23d	1	1.36mi

HOA detail condo

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

Listing history 13 events

1. 2026-05-31
   statusdays on market $132,500 Pending 128 DOM
2. 2026-05-16
   historical Active - Contingent
3. 2026-04-24
   price $132,500
4. 2026-04-24
   status Active
5. 2026-04-16
   status Pending
6. 2026-04-01
   historical Active - Contingent
7. 2026-03-16
   price $140,000
8. 2026-01-15
   listed $144,500 Active
9. 2023-03-07
   soldstatus $125,000
10. 2023-01-27
    listed $124,900 Active
11. 2020-10-21
    soldstatus $83,000
12. 2020-09-22
    listed $83,000
13. 2018-03-16
    soldstatus $62,000

ⓘ 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: $1,223 · $102/mo
• Projected year-2 tax: $1,223 · $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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,031
• − Mortgage interest: −$7,422
• − Property taxes: −$1,223
• − Insurance: −$662
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − HOA: −$2,784
• − Depreciation: −$3,855
• Taxable income: $40
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,018/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 — St. Andrews

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Andrews, SC
• County: Lexington County · 232,571 people
• City population: 40,504
• 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

+113.7% since first listed

12 events — show timeline

• 2026-05-16 Contingent — Consolidated MLS
• 2026-04-24 Price Changed $132,500 Consolidated MLS
• 2026-04-24 Relisted — Consolidated MLS
• 2026-04-16 Pending — Consolidated MLS
• 2026-04-01 Contingent — Consolidated MLS
• 2026-03-16 Price Changed $140,000 Consolidated MLS
• 2026-01-15 Listed $144,500 Consolidated MLS
• 2023-03-07 Sold (Public Records) $125,000 Public Records
• 2023-01-27 Listed $124,900 Consolidated MLS
• 2020-10-21 Sold (Public Records) $83,000 Public Records
• 2020-09-22 Listed $83,000 Consolidated MLS
• 2018-03-16 Sold (Public Records) $62,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,223 · +4.2% YoY. Source: county tax records.