3049 Harboview Dr · Columbia, SC 29229

$200,000

3 bd · 2.5 ba · 1,288 sqft · SingleFamily · 104 Days on market

Built 2026 Poor condition 1,742 sqft lot Est $192k · at est. $102/mo HOA · 5% 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 +16.1/30.0
• ARV discount +5.6/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Laurens B interior unit features a bright, open main floor that connects the great room, dining area, and kitchen in a smooth, welcoming layout, now finished with clean white cabinets, Dallas White granite countertops, stainless steel appliances, pendant lighting, and soft beige luxury vinyl plank flooring that adds warmth throughout the first level. Upstairs, the primary suite offers a relaxing retreat with a spacious walkin closet and an ensuite bathroom featuring a tile walkin shower, while the additional bedrooms include plush ecru carpet for added comfort. A fully fenced backyard with a generous patio and exterior storage closet supports easy outdoor living and included irrigation and exterior maintenance help simplify daily life as the community amenitiespool, cabana, playground, fire pit, and sidewalkscreate an inviting environment centered on connection and relaxation.

Key facts

• Pool with cabana
• Irrigation system
• Open kitchen

Tags

• IRRIGATION SYSTEM
• POOL WITH CABANA
• LARGE GREAT ROOM
• OPEN KITCHEN
• BRIGHT WHITE SHAKER CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Paved road access; Lot within a numbered lot (Lot 178)
• Financial info:
• HOA & community: Homeowners association with common area and exterior maintenance included; Association also maintains front yards, sidewalks, street lights and green areas; Community amenities include a pool, playground and sidewalks; New construction builder warranty

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Thermopane windows
• Home design: Two-story house facing east
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Uncovered back porch; Patio; Full wood privacy fence; Full gutters; Sprinkler system

Interior

• Kitchen: Eat-in kitchen with pantry and stained wood cabinets; Quartz countertops; Recessed lighting; Dishwasher; Microwave above stove; Self-cleaning range with smooth cooktop
• Bedrooms: Master bedroom on second floor with double vanity, private bath, separate shower, walk-in closet, ceiling fan, carpet and luxury vinyl plank flooring; Second bedroom on second floor with shared bath, private closet, carpet and luxury vinyl plank flooring; Third bedroom on second floor with shared bath, private closet, carpet and luxury vinyl plank flooring
• Flooring: Luxury vinyl plank in main living areas and kitchen; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full second-level bathrooms
• Heating & cooling: Central cooling; Electric heating with heat pumps on both levels; Split system with zoned controls
• Interior features: Ceiling fans; Smoke detector; Pull-down attic access
• Laundry & utility: Main-level utility/laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 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 (+2.8%/yr); 406 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/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 $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 104 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 69% 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 $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.00% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $191,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2055 Armada Rd	0.69mi	3/2.5	1,362 (+6%)	4mo	$202,499	$149	55

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-26,204
• Equity at exit: $29,821

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-15,644
• Equity at exit: $17,292

Cash invested: $56,000 (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: 406
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$102
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $102

Break-even live

Break-even rent $1,879

Max offer price $200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $240	-5% $171	+0% $102	+5% $33	+10% $-36
Rent	-10% $-57	-5% $23	+0% $102	+5% $181	+10% $261
Rate	-1.0pp $203	-0.5pp $153	base $102	+0.5pp $50	+1.0pp $-3

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1037 Astoria DR Columbia, SC	3.0	2.5	1363	$1,900	$1.39	4d	1	0.06mi
1074 Cornelia St Elgin, SC	3.0	2.5	1432	$1,995	$1.39	4d	1	0.44mi
1102 Semoran Way Columbia, SC	3.0–4.0	2.5	1488	$1,730	$1.16	3d	16	0.86mi
4415 Percival Rd Columbia, SC	1.0–3.0	1.0–2.0	1112	$2,226	$2.00	3d	20	0.93mi
325 Spears Creek Church Rd Elgin, SC	1.0–2.0	1.0–2.0	1038	$1,460	$1.41	4d	5	1.27mi
840 Sparkleberry Ln Columbia, SC	1.0–2.0	1.0–2.0	924	$1,579	$1.71	4d	6	1.46mi

HOA detail

• Monthly dues: $102 · $1,224/yr
• Likely covers: exterior maint.pool

Listing history 20 events

1. 2026-06-18
   price $200,000 Active 104 DOM
2. 2026-06-18
   days on market $208,000 Active 104 DOM
3. 2026-06-17
   days on market $208,000 Active 103 DOM
4. 2026-06-16
   days on market $208,000 Active 102 DOM
5. 2026-06-15
   days on market $208,000 Active 101 DOM
6. 2026-06-14
   days on market $208,000 Active 99 DOM
7. 2026-06-13
   days on market $208,000 Active 98 DOM
8. 2026-06-10
   days on market $208,000 Active 96 DOM
9. 2026-06-09
   days on market $208,000 Active 95 DOM
10. 2026-06-08
    days on market $208,000 Active 94 DOM
11. 2026-06-07
    days on market $208,000 Active 93 DOM
12. 2026-06-05
    days on market $208,000 Active 90 DOM
13. 2026-06-03
    days on market $208,000 Active 89 DOM
14. 2026-06-03
    days on market $208,000 Active 88 DOM
15. 2026-06-01
    days on market $208,000 Active 87 DOM
16. 2026-05-31
    days on market $208,000 Active 86 DOM
17. 2026-03-22
    price $208,000 893-char remark

    Show marketing remark (893 chars)

    The Laurens B interior unit features a bright, open main floor that connects the great room, dining area, and kitchen in a smooth, welcoming layout, now finished with clean white cabinets, Dallas White granite countertops, stainless steel appliances, pendant lighting, and soft beige luxury vinyl plank flooring that adds warmth throughout the first level. Upstairs, the primary suite offers a relaxing retreat with a spacious walkin closet and an ensuite bathroom featuring a tile walkin shower, while the additional bedrooms include plush ecru carpet for added comfort. A fully fenced backyard with a generous patio and exterior storage closet supports easy outdoor living and included irrigation and exterior maintenance help simplify daily life as the community amenitiespool, cabana, playground, fire pit, and sidewalkscreate an inviting environment centered on connection and relaxation.

18. 2026-03-21
    price $208,000
19. 2026-03-11
    listed $208,667 Active 893-char remark

    Show marketing remark (893 chars)

    The Laurens B interior unit features a bright, open main floor that connects the great room, dining area, and kitchen in a smooth, welcoming layout, now finished with clean white cabinets, Dallas White granite countertops, stainless steel appliances, pendant lighting, and soft beige luxury vinyl plank flooring that adds warmth throughout the first level. Upstairs, the primary suite offers a relaxing retreat with a spacious walkin closet and an ensuite bathroom featuring a tile walkin shower, while the additional bedrooms include plush ecru carpet for added comfort. A fully fenced backyard with a generous patio and exterior storage closet supports easy outdoor living and included irrigation and exterior maintenance help simplify daily life as the community amenitiespool, cabana, playground, fire pit, and sidewalkscreate an inviting environment centered on connection and relaxation.

20. 2026-03-06
    listed $208,667 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $24,093
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − HOA: −$1,224
• − Depreciation: −$5,818
• Taxable loss: −$2,007
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $1,705/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 · 1 photo

Poor 20/100 Extensive rehab

This townhome requires extensive repairs and painting to improve its condition and value. Significant exterior and interior wall damage is evident.

Repairs flagged

• Major exterior wall — Significant damage and peeling paint
• Major interior wall — Significant damage and peeling paint

Value-add opportunities

• Both repair and paint exterior wall — Improves both resale and rental value
• Both repair and paint interior wall — Improves both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior wall · Significant damage and peeling paint	Major	$15,000–50,000
interior wall · Significant damage and peeling paint	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair and paint exterior wall — Improves both resale and rental value ↑
• Both repair and paint interior wall — Improves both resale and rental value ↑

ⓘ 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: 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

-0.3% since first listed

4 events — show timeline

• 2026-03-22 Price Changed $208,000 Zillow
• 2026-03-21 Price Changed $208,000 Consolidated MLS
• 2026-03-11 Listed $208,667 Zillow
• 2026-03-06 Listed $208,667 Consolidated MLS