108 Autumn Run Cir E · Columbia, SC 29229

$205,000

2 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 142 Days on market

Built 2001 3,484 sqft lot Est $213k · at est. $107/mo HOA · 6% 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 +13.4/30.0
• ARV discount +9.1/15.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to single-level living at 108 Autumn Run Circle in Northeast Columbia. This well-maintained 2-bedroom, 2-bath patio home features a functional layout with a comfortable flow throughout. The exterior showcases low-maintenance vinyl siding with brick accents and an attached one-car garage. Inside, the foyer opens to a bright interior with neutral tones and abundant natural light. The living and dining areas provide flexible space for everyday living or entertaining. The kitchen is conveniently positioned with ample cabinetry and easy access to the main living areas. The primary bedroom includes a private en suite bath and generous closet space. A second bedroom and full bath across th

Key facts

• Ample cabinetry
• Single level living
• Brick accents

Tags

• SINGLE LEVEL LIVING
• LOW MAINTENANCE VINYL SIDING
• BRICK ACCENTS
• AMPLE CABINETRY
• PRIVATE EN SUITE BATH
• GENEROUS CLOSET SPACE

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: Attached garage (1 car); One parking space
• Utilities: Public water; Public sewer
• Home design: Single-story home; East-facing
• Construction: Slab foundation
• Exterior features: Patio; Sprinkler system; Partial gutters; Vinyl exterior finish; Rear wood fence

Interior

• Kitchen: Formica countertops; Glazed cabinets; Luxury vinyl plank flooring; Dishwasher; Refrigerator; Free‑standing, self‑cleaning range
• Bedrooms: Master bedroom with separate shower, walk-in closet, and ceiling fan (main level); Second bedroom with private closet (main level)
• Flooring: Carpet in living areas and some bedrooms; Vinyl flooring in some bedrooms; Luxury vinyl plank in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central electric heating
• Interior features: Attic access
• Laundry & utility: Main-level laundry in a closet with electric hook-up

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $4 ($45/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 $170k (17.0% below list).
• Recommended offer: $170k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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: Rice Creek Elementary (math 36% / reading 34%, grade F, #339 of 597 statewide, top 57%, 737 students, 76% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 68% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 417 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 142 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $96k; list at $205k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $170,204 (17.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $212,652
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 May Oak Cir	0.24mi	3/2.0 (+1)	1,342 (+13%)	24mo	$240,000	$179	42

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-33,327
• Equity at exit: $30,566

10-year hold

• IRR: -8.5%
• Equity multiple: 0.48×
• Total profit: $-30,126
• 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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 417
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$85
• HOA: −$107
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $4

Break-even live

Break-even rent $1,697

Max offer price $205,000

Occupancy floor 95%

Sensitivity live

Price	-10% $120	-5% $62	+0% $4	+5% $-54	+10% $-112
Rent	-10% $-131	-5% $-63	+0% $4	+5% $71	+10% $138
Rate	-1.0pp $107	-0.5pp $56	base $4	+0.5pp $-49	+1.0pp $-103

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	4d	1	0.12mi
3 Glen Knoll Ct Columbia, SC	3.0	2.0	1320	$1,699	$1.29	13d	1	0.57mi
1214 Waverly Place Ln Columbia, SC	3.0	2.0	1152	$1,800	$1.56	13d	1	0.62mi
225 Lawson Dr Columbia, SC	2.0	2.0	1288	$1,580	$1.23	25d	1	0.67mi
1116 Waverly Place Ln Columbia, SC	3.0	2.0	1428	$1,875	$1.31	16d	1	0.70mi
4920 Hard Scrabble Rd Columbia, SC	1.0	1.0	946	$869	$0.92	4d	1	0.77mi
214 Elders Pond Dr Columbia, SC	3.0	2.5	1400	$1,350	$0.96	13d	1	0.84mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	20d	1	1.02mi
4500 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1031	$1,348	$1.31	4d	4	1.19mi
20 Helton Dr Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,584	$1.36	4d	38	1.33mi
5324 Hard Scrabble Rd Blythewood, SC	1.0–2.0	1.0–2.0	992	$1,915	$1.93	4d	59	1.48mi

HOA detail

• Monthly dues: $107 · $1,284/yr

Listing history 22 events

1. 2026-06-22
   days on market $205,000 Active 142 DOM
2. 2026-06-18
   days on market $205,000 Active 139 DOM
3. 2026-06-17
   days on market $205,000 Active 138 DOM
4. 2026-06-16
   days on market $205,000 Active 137 DOM
5. 2026-06-15
   pricedays on market $205,000 Active 136 DOM
6. 2026-06-14
   days on market $210,000 Active 134 DOM
7. 2026-06-13
   days on market $210,000 Active 133 DOM
8. 2026-06-10
   days on market $210,000 Active 131 DOM
9. 2026-06-09
   days on market $210,000 Active 130 DOM
10. 2026-06-08
    days on market $210,000 Active 129 DOM
11. 2026-06-07
    days on market $210,000 Active 128 DOM
12. 2026-06-05
    days on market $210,000 Active 125 DOM
13. 2026-06-03
    days on market $210,000 Active 124 DOM
14. 2026-06-03
    days on market $210,000 Active 123 DOM
15. 2026-06-01
    days on market $210,000 Active 122 DOM
16. 2026-05-31
    days on market $210,000 Active 121 DOM
17. 2026-05-15
    price $210,000
18. 2026-04-21
    price $214,900
19. 2026-03-08
    price $224,900
20. 2026-03-08
    price $2,249,900
21. 2026-01-30
    listed $228,000 Active
22. 2003-09-26
    soldstatus $96,000

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: +$288/yr (+$24/mo · 32.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $20,424
• − Mortgage interest: −$11,483
• − Property taxes: −$881
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$1,284
• − Depreciation: −$5,964
• Taxable loss: −$3,480
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $880/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 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

• County: Richland County · 389,530 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: 1939.0

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 0.56)
• 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

Price history

+118.8% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $210,000 Consolidated MLS
• 2026-04-21 Price Changed $214,900 Consolidated MLS
• 2026-03-08 Price Changed $224,900 Consolidated MLS
• 2026-03-08 Price Changed $2,249,900 Consolidated MLS
• 2026-01-30 Listed $228,000 Consolidated MLS
• 2003-09-26 Sold (Public Records) $96,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $881 · +3.6% YoY. Source: county tax records.