1640 Woodford Rd · Capitol View, SC 29209

$179,900

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 16 Days on market

Built 1966 0.43 ac lot

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bathroom ranch in Hazelwood Acres! This move-in-ready home features updated flooring, and a functional layout. Situated on a generous 0.43-acre lot, the exterior offers a large fenced-in backyard and an attached carport. Conveniently located near Garners Ferry Road and downtown Columbia, this property combines quiet residential living with easy access to shopping and dining. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Generous lot
• Attached carport
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• ATTACHED CARPORT
• GENEROUS LOT
• QUIET RESIDENTIAL LIVING
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Exterior

• Parking: Attached carport (main level); One garage space; One parking space
• Utilities: Public water; Public sewer
• Home design: Single-story home; House faces southwest
• Construction: Crawlspace foundation
• Exterior features: Brick exterior on all sides above foundation; Has pool; Paved road access

Interior

• Kitchen: Vinyl flooring in kitchen; Wood cabinetry; Built-in range; Dishwasher, Refrigerator
• Bedrooms: Master bedroom on the main level; Additional bedrooms on the main level
• Flooring: Vinyl flooring (kitchen)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fans in living and dining areas; Built-in range; Dishwasher, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 (5.7% below list).
• Recommended offer: $170k (5.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Caughman Road Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 707 students, 100% FRL); Crayton Middle (math 48% / reading 64%, grade B-, #23 of 229 statewide, top 10%, 905 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: Rents rising (+2.1%/yr); 298 active listings in the ZIP; 21 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 35% of the median local income ($59k/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 $5k 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 16 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $180k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $169,709 (5.7% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-24,799
• Equity at exit: $26,824

10-year hold

• IRR: -6.5%
• Equity multiple: 0.60×
• Total profit: $-20,177
• Equity at exit: $15,554

Cash invested: $50,372 (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 29209

• Rents YoY: 2.1%
• Active inventory: 298
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$943
• Tax from tax record: −$230 /mo · $2,760/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $92

Break-even live

Break-even rent $1,580

Max offer price $179,900

Occupancy floor 90%

Sensitivity live

Price	-10% $194	-5% $143	+0% $92	+5% $41	+10% $-10
Rent	-10% $-42	-5% $25	+0% $92	+5% $159	+10% $226
Rate	-1.0pp $183	-0.5pp $138	base $92	+0.5pp $46	+1.0pp $-2

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1727 Sandra Dr Columbia, SC	4.0	2.5	1750	$1,900	$1.09	13d	1	0.15mi
7116 Tama Rd Columbia, SC	3.0	1.0–1.5	600	$1,225	$2.04	25d	1	0.37mi
164 Ashewood Commons Dr Columbia, SC	2.0	2.0	1025	$1,349	$1.32	16d	1	0.62mi
1401 Elmtree Rd Apt B4 Columbia, SC	2.0	2.0	1000	$1,095	$1.09	25d	1	0.64mi
7712 Burdell Dr Columbia, SC	3.0	1.0	1025	$1,750	$1.71	25d	1	0.66mi
149 Moores Creek Dr Columbia, SC	3.0	2.0	1600	$2,069	$1.29	16d	1	0.70mi
3 Ashley's Pl Unit 04 Columbia, SC	2.0	1.5	1100	$995	$0.90	25d	1	0.70mi
150 Daphne Rd Columbia, SC	3.0	2.0	1123	$1,025	$0.91	25d	1	0.77mi
1101 Hallbrook Dr Columbia, SC	1.0–3.0	1.0–2.0	1050	$1,229	$1.17	16d	1	0.82mi
7648 Garners Ferry Rd Columbia, SC	3.0	1.0–2.0	828	$1,279	$1.54	16d	1	0.87mi
7524 Marie St Columbia, SC	3.0	1.0	1075	$1,350	$1.26	23d	1	0.96mi
7743 Garners Ferry Rd Columbia, SC	1.0–3.0	1.0–2.5	1045	$2,534	$2.42	4d	19	1.04mi
514 Spindrift Ln Columbia, SC	2.0	1.0–1.5	1032	$1,212	$1.17	5d	1	1.22mi
156 Top Forest Dr Columbia, SC	3.0	2.5	1855	$2,500	$1.35	25d	1	1.26mi
600 Greenlawn Dr Columbia, SC	1.0–3.0	1.0–2.0	1017	$1,830	$1.80	4d	25	1.26mi
820 Forest Park Rd Columbia, SC	2.0	2.5	1300	$1,600	$1.23	16d	1	1.29mi
76 Springway Dr Columbia, SC	3.0	2.5	1326	$1,829	$1.38	13d	1	1.33mi
320 Beacons Field Rd Columbia, SC	3.0	2.5	1663	$2,183	$1.31	16d	1	1.44mi
448 Red Poll Way Columbia, SC	4.0	2.5	1783	$2,183	$1.22	25d	1	1.45mi
425 Red Poll Way Columbia, SC	4.0	2.5	1783	$2,133	$1.20	25d	1	1.46mi
409 Levington Ln Columbia, SC	3.0	2.5	1732	$1,995	$1.15	25d	1	1.50mi

Listing history 11 events

1. 2026-06-21
   days on market $179,900 Active 16 DOM
2. 2026-06-18
   days on market $179,900 Active 13 DOM
3. 2026-06-17
   days on market $179,900 Active 12 DOM
4. 2026-06-16
   days on market $179,900 Active 11 DOM
5. 2026-06-15
   days on market $179,900 Active 10 DOM
6. 2026-06-14
   days on market $179,900 Active 8 DOM
7. 2026-06-10
   days on market $179,900 Active 5 DOM
8. 2026-06-09
   days on market $179,900 Active 4 DOM
9. 2026-06-08
   days on market $179,900 Active 3 DOM
10. 2026-06-07
    remarks 519-char remark
11. 2026-06-07
    listed $179,900 Active 2 DOM

ⓘ 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: $2,760 · $230/mo
• Projected year-2 tax: $2,760 · $230/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 7/10 Severe 75% 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: $20,365
• − Mortgage interest: −$10,077
• − Property taxes: −$2,760
• − Insurance: −$900
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$5,233
• Taxable loss: −$1,863
• Est. tax savings @ 24.0%: +$447
• After-tax cash flow: $1,555/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 — Capitol View

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

Census & demographics

• Census place: Capitol View, SC
• County: Richland County · 389,530 people
• Metro: Columbia, SC
• Population (ZIP): 38,041
• Household income: $58,772
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1716.0

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: Black 48% White 39% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Arabic 1% Other Indo-European 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: ▼ -142.10%
• Current HPI: 205.5679
• Rent YoY: ▲ 2.08%
• 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

+199.8% since first listed

2 events — show timeline

• 2026-06-05 Listed $179,900 Consolidated MLS
• 2018-02-08 Sold (Public Records) $60,000 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,760 · +2.6% YoY. Source: county tax records.