105 Saskatoon Dr · Columbia, SC 29061

$235,000

4 bd · 3.0 ba · 1,512 sqft · SingleFamily public records · 36 Days on market

Built 2009 8,712 sqft lot Est $265k · 11% under

---

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 +18.9/30.0
• ARV discount +12.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NO HOA! NO HOA! NO HOA! BACK ON THE MARKET NO FAULT OF THE SELLER!! 105 Saskatoon Drive Hopkins SC, your cozy retreat near Fort Jackson. Only 10 minutes from Fort Jackson Army Base and a quick drive downtown entertaining, restaurants and gyms! NO HOA FEES!! This cozy 4 bedrooms, 2.5 bath home has so much to love!!! Step inside to a welcoming great room with beautiful wood laminate flooring flowing into the dining area and kitchen, perfect for entertaining friends and family. Upstairs, you'll find 4spacious bedrooms, including an owner's suite with a walk-in-closet, double vanity and tub/shower combo. Outside, enjoy a huge backyard ideal for grilling, family gatherings or letting your furry

Key facts

• Huge backyard
• Great room
• Owner's suite

Tags

• NO HOA
• HUGE BACKYARD
• NEW ROOF
• GREAT ROOM
• WOOD LAMINATE FLOORING
• OWNER'S SUITE

Property features AI

Finance

• Other: Cable TV available

Exterior

• Parking: Attached garage; Total of 8 parking spaces (including 2 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family property; Facing information not provided
• Construction: Slab foundation
• Exterior features: Covered front porch; Vinyl exterior finish; Wood rear-only fencing

Interior

• Kitchen: Wood-natural cabinets; Formica countertops; Laminate flooring; Dishwasher; Refrigerator; Microwave (above stove); Free-standing range
• Bedrooms: Master bedroom on main level with walk-in closet, tub/shower, ceiling fan, and carpeted floors; Bedroom 2 on main level with walk-in closet, ceiling fan, and carpeted floors; Bedroom 3 on main level with walk-in closet, ceiling fan, and carpeted floors; Bedroom 4 on main level with walk-in closet, ceiling fan, and carpeted floors
• Flooring: Carpet in bedrooms; Laminate in formal dining room, great room, and kitchen
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fans in main living areas and bedrooms; Formal dining room with laminate flooring; Great room with laminate flooring
• Laundry & utility: Common laundry area

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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 $213k (9.2% below list).
• Recommended offer: $213k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.0% 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 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: Caughman Road Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 707 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 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: 328 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 42% of the median local income ($60k/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 $7k 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 ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $213,448 (9.2% 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 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $264,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Saskatoon Dr	0.25mi	3/2.5 (-1)	1,307 (-14%)	22mo	$228,530	$175	41
112 Gatlin Dr	0.41mi	3/2.0 (-1)	1,296 (-14%)	24mo	$200,000	$154	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-22,769
• Equity at exit: $35,039

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-327
• Equity at exit: $20,319

Cash invested: $65,800 (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 29061

• Home prices YoY: -22.8%
• Active inventory: 328
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $242

Break-even live

Break-even rent $1,829

Max offer price $235,000

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Common Widgeon WAY Hopkins, SC	4.0	2.5	2157	$2,430	$1.13	14d	1	0.45mi
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	23d	1	0.53mi
331 Crooked Pine Ct Columbia, SC	4.0	2.5	1775	$2,133	$1.20	19d	1	0.71mi
302 Crooked Pine Ct Columbia, SC	3.0	2.0	1399	$1,883	$1.35	23d	1	0.87mi
305 Shoreditch Dr Columbia, SC	3.0	1.5	1378	$1,586	$1.15	19d	1	0.89mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	23d	1	0.89mi
313 Shoreditch Dr Columbia, SC	3.0	1.5	1056	$1,775	$1.68	23d	1	0.92mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	14d	1	1.09mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	14d	1	1.12mi
352 Sandbach Rd Columbia, SC	4.0	2.5	1976	$2,300	$1.16	14d	1	1.14mi

Listing history 10 events

1. 2026-05-08
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-10
   historical Active - Contingent
4. 2026-04-01
   listed $235,000 Active
5. 2026-01-04
   price $246,500
6. 2025-11-27
   price $253,000
7. 2025-10-03
   listed $257,200 Active
8. 2022-09-20
   soldstatus $204,960
9. 2022-07-29
   historical
10. 2022-07-15
    listed $204,960 Active

ⓘ 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: $1,372 · $114/mo
• Projected year-2 tax: $1,372 · $114/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,614
• − Mortgage interest: −$13,164
• − Property taxes: −$1,372
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$6,836
• Taxable loss: −$1,031
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $3,147/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 — 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 · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 12,538
• Household income: $60,307
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 236.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -57.44%
• Current HPI: 194.8986
• Rent YoY: —
• 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

+14.7% since first listed

10 events — show timeline

• 2026-05-08 Pending — Consolidated MLS
• 2026-04-23 Relisted — Consolidated MLS
• 2026-04-10 Contingent — Consolidated MLS
• 2026-04-01 Listed $235,000 Consolidated MLS
• 2026-01-04 Price Changed $246,500 Consolidated MLS
• 2025-11-27 Price Changed $253,000 Consolidated MLS
• 2025-10-03 Listed $257,200 Consolidated MLS
• 2022-09-20 Sold (Public Records) $204,960 Public Records
• 2022-07-29 Delisted — Consolidated MLS
• 2022-07-15 Listed $204,960 Consolidated MLS

Property tax history

+3.7%/yr

Latest (2025): $1,372 · -73.8% YoY. Source: county tax records.