2001 Village Creek Dr · St. Andrews, SC 29210

$49,999

2 bd · 2.0 ba · 1,321 sqft · Condo · 6 Days on market

Built 1985 Poor condition $285/mo HOA · 23% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision to this 2-bedroom, 2-bathroom condominium in the Village Creek community, located in the established St. Andrews area of Columbia. Priced for a full renovation, this unit is a blank canvas and a strong opportunity for a buyer ready to customize or an investor seeking a value-add project. Sold in as-is condition, the condo needs a complete remodel throughout. Anticipated work includes new flooring, fresh interior paint, and new cabinetry in both the kitchen and bathrooms, along with new trim, updated lighting fixtures, and general cosmetic finishing across the living spaces. The two-bed, two-bath layout offers a practical, flexible floor plan that lends itself well to a mod

Key facts

• Complete remodel
• Flexible floor plan
• New flooring

Tags

• COMPLETE REMODEL
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW CABINETRY
• UPDATED LIGHTING FIXTURES
• FLEXIBLE FLOOR PLAN

Property features AI

Finance

• HOA & community: Has homeowners association

Exterior

• Parking: Two parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Wood exterior; Paved road access; Public water

Interior

• Bedrooms: Master bedroom on the main level; Second bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace
• Laundry & utility: Washer/dryer located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads: area grade B — 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: Sandel Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 477 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 rising fast (+5.0%/yr); 145 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $345 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,999

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.53% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.59%
• DSCR: 2.41
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.30×
• Total profit: $18,160
• Equity at exit: $7,455

10-year hold

• IRR: 38.7%
• Equity multiple: 5.14×
• Total profit: $57,922
• Equity at exit: $4,323

Cash invested: $14,000 (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 29210

• Home prices YoY: -32.2%
• Rents YoY: 5.0%
• Active inventory: 145
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$285
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $369

Break-even live

Break-even rent $798

Max offer price $49,999

Occupancy floor 66%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6007 Village Creek Dr Unit 6007 Columbia, SC	2.0	2.0	1300	$1,195	$0.92	23d	1	0.10mi
1002 Creekside Way Columbia, SC	2.0	2.0	1200	$1,350	$1.12	14d	1	0.14mi
1008 Creekside Way Unit 1 Columbia, SC	2.0	2.0	1150	$1,295	$1.13	11d	1	0.15mi
3300 Kay St Columbia, SC	2.0	2.5	1200	$1,350	$1.12	14d	19	0.18mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,125	$1.10	23d	13	0.19mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	18d	1	0.21mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	23d	1	0.23mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	21d	1	0.27mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	23d	1	0.28mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	2d	1	0.28mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	23d	1	0.30mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$1,074	$1.15	23d	1	0.31mi
265 Timber Ct Columbia, SC	3.0	1.5	1000	$1,495	$1.50	21d	1	0.32mi
405 Hickory Hill Dr Unit 405 Columbia, SC	3.0	1.5	1400	$1,400	$1.00	23d	1	0.33mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	23d	5	0.36mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	11d	32	0.47mi
601 St Andrews Rd Columbia, SC	1.0–3.0	1.0–2.0	1085	$1,238	$1.14	3d	19	0.54mi
240 Jamil Rd #3 Columbia, SC	2.0	1.5	1027	$1,250	$1.22	23d	1	0.60mi
240 Jamil Rd Columbia, SC	2.0	1.5	1013	$1,172	$1.16	3d	2	0.60mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,062	$1.16	11d	9	0.63mi
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	18d	1	0.77mi
1510 Saint Andrews Rd Columbia, SC	3.0	2.0	1196	$1,215	$1.02	14d	36	0.98mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	11d	1	1.10mi
2218 Apple Valley Rd Apt B Columbia, SC	2.0	1.0	900	$995	$1.11	23d	1	1.12mi
2218 Apple Valley Rd Columbia, SC	3.0	1.0	972	$1,295	$1.33	23d	1	1.12mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	23d	1	1.12mi
114 Menlo Dr Unit BG0114 Columbia, SC	3.0	2.0	1300	$1,675	$1.29	18d	1	1.19mi
324 Menlo Dr Unit BG0324 Columbia, SC	2.0	1.0	912	$1,175	$1.29	14d	1	1.24mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,300	$1.20	18d	3	1.26mi
1335 Cactus Ave Columbia, SC	3.0	2.0	1155	$1,450	$1.26	14d	1	1.28mi
1725 Kathleen Dr Unit B Columbia, SC	2.0	2.0	1100	$1,275	$1.16	23d	1	1.30mi
2400 Ashland Rd Columbia, SC	1.0–2.0	1.0–2.0	809	$1,456	$1.80	2d	17	1.31mi
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	21d	1	1.41mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	18d	1	1.43mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	23d	1	1.44mi
19 Grayson Grove Ct Columbia, SC	2.0	2.5	1600	$1,695	$1.06	23d	1	1.44mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $49,999 Active 6 DOM
2. 2026-06-17
   days on market $49,999 Active 5 DOM
3. 2026-06-16
   days on market $49,999 Active 4 DOM
4. 2026-06-15
   days on market $49,999 Active 3 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $49,999 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $15,176
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − HOA: −$3,420
• − Depreciation: −$1,455
• Taxable income: $4,072
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $3,445/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 2-bedroom, 2-bathroom condominium requires extensive renovation, including new siding, flooring, and interior finishes, to bring it up to market standards.

Repairs flagged

• Major siding — Significant damage and wear
• Major flooring — No flooring present
• Major interior walls — No interior walls present
• Major roof — No roof present
• Major bathrooms — No bathrooms present
• Major kitchen — No kitchen present
• Major systems — No systems present

Value-add opportunities

• Both New siding — Enhances curb appeal and durability
• Both New flooring — Improves living space and aesthetics
• Both New interior walls and paint — Updates the interior and enhances living space
• Both New bathrooms and cabinetry — Modernizes the home and increases functionality
• Both New HVAC and lighting fixtures — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and wear	Major	$15,000–50,000
flooring · No flooring present	Major	$15,000–50,000
interior walls · No interior walls present	Major	$15,000–50,000
roof · No roof present	Major	$15,000–50,000
bathrooms · No bathrooms present	Major	$15,000–50,000
kitchen · No kitchen present	Major	$15,000–50,000
systems · No systems present	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both New siding — Enhances curb appeal and durability ↑
• Both New flooring — Improves living space and aesthetics ↑
• Both New interior walls and paint — Updates the interior and enhances living space ↑
• Both New bathrooms and cabinetry — Modernizes the home and increases functionality ↑
• Both New HVAC and lighting fixtures — Improves comfort and energy efficiency ↑

ⓘ 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 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: Richland County · 389,530 people
• City population: 40,504
• Metro: Columbia, SC
• Population (ZIP): 39,962
• Household income: $50,871
• Rent vs Own: 63.7% rent · 36.3% own
• Severe rent burden: 2859.0

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 0.58)
• Race & ethnicity: Black 55% White 34% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Arab 2% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% 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: ▼ -107.61%
• Current HPI: 226.2564
• Rent YoY: ▲ 5.00%
• 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

1 event — show timeline

• 2026-06-12 Listed $49,999 Consolidated MLS