2826 Truman St · Columbia, SC 29204

$195,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 87 Days on market

Built 2026 6,534 sqft 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 +12.3/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 6,534 sq ft lot
• Built 2026
• Listed 87 days

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; 0.15-acre lot

Interior

• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Central heating and central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-35 ($-418/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (27.2% below list).
• Recommended offer: $142k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% 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 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: Bradley Elementary (math 22% / reading 32%, grade F, #421 of 597 statewide, top 73%, 437 students, 100% FRL); C. A. Johnson High (math 34% / reading 84%, grade C+, #110 of 196 statewide, top 58%, 364 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 43% at this address vs 31% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Richland 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 116 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% of the median local income ($50k/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 87 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.
• Current owner paid $55k; list at $195k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,997 (27.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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: 0.73% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3057 Truman St	0.40mi	3/1.0	1,132 (-6%)	3mo	$115,000	$102	66

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.42×
• Total profit: $-31,398
• Equity at exit: $29,075

10-year hold

• IRR: -5.3%
• Equity multiple: 0.64×
• Total profit: $-19,899
• Equity at exit: $16,860

Cash invested: $54,600 (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 29204

• Home prices YoY: -34.9%
• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-35

Break-even live

Break-even rent $1,464

Max offer price $188,848

Occupancy floor 97%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2928 English Ave Unit NA Columbia, SC	3.0	1.0	1320	$1,590	$1.20	11d	1	0.19mi
3015 English Ave Columbia, SC	2.0	1.0	981	$1,250	$1.27	11d	1	0.32mi
3145 Bronx Rd Columbia, SC	3.0	1.5	1207	$1,511	$1.25	23d	1	0.52mi
3540 White St Columbia, SC	2.0	1.0	725	$1,300	$1.79	23d	1	0.59mi
3419 Piedmont Ave Columbia, SC	3.0	1.0	1100	$1,195	$1.09	23d	1	0.60mi
2225 Waites Rd Unit 2225A Columbia, SC	2.0	1.0	714	$1,100	$1.54	23d	1	0.79mi
1115 Carter St Columbia, SC	1.0–2.0	1.0	854	$1,405	$1.65	23d	1	0.80mi
2710 Howell Ct Columbia, SC	2.0	1.0	700	$825	$1.18	14d	1	0.83mi
2308 Manse St Columbia, SC	3.0	1.0	999	$1,300	$1.30	14d	1	0.84mi
2105 Grove St Columbia, SC	2.0	1.0	800	$850	$1.06	23d	1	0.94mi
2511 Chestnut St Columbia, SC	2.0	1.0	928	$1,300	$1.40	14d	1	0.95mi
3500 Grand St Columbia, SC	3.0	2.0	1300	$2,000	$1.54	14d	1	1.01mi
2834 Keats St Columbia, SC	3.0	2.0	921	$2,250	$2.44	14d	1	1.11mi
1506 Charlton St Columbia, SC	3.0	2.0	1491	$1,500	$1.01	23d	1	1.13mi
3700 West Ave Columbia, SC	1.0–2.0	1.0	750	$850	$1.13	14d	1	1.16mi
3117 Quitman St Columbia, SC	3.0	2.0	1500	$1,750	$1.17	23d	1	1.23mi
1931 Chaney St Columbia, SC	2.0	1.0	1034	$1,600	$1.55	23d	1	1.27mi
5779 Ames Rd Unit 13B Columbia, SC	2.0	1.0	895	$1,000	$1.12	11d	1	1.31mi
5779 Ames Rd Columbia, SC	2.0	1.0	895	$1,000	$1.12	14d	1	1.31mi
2508 Laurel St Unit B Columbia, SC	2.0	1.0	750	$950	$1.27	23d	1	1.36mi
2413 Laurel St Unit C Columbia, SC	2.0	1.0	800	$900	$1.12	23d	1	1.37mi
3606 Medical Dr Unit B Columbia, SC	2.0	1.5	864	$1,100	$1.27	23d	1	1.37mi
1319 Hendrix St Columbia, SC	2.0	1.0	900	$1,050	$1.17	23d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $195,000 Active 87 DOM
2. 2026-06-17
   days on market $195,000 Active 86 DOM
3. 2026-06-16
   days on market $195,000 Active 85 DOM
4. 2026-06-15
   days on market $195,000 Active 84 DOM
5. 2026-06-14
   pricedays on market $195,000 Active 82 DOM
6. 2026-06-10
   days on market $200,000 Active 79 DOM
7. 2026-06-09
   days on market $200,000 Active 78 DOM
8. 2026-06-08
   days on market $200,000 Active 77 DOM
9. 2026-06-07
   days on market $200,000 Active 76 DOM
10. 2026-06-03
    days on market $200,000 Active 72 DOM
11. 2026-06-03
    days on market $200,000 Active 71 DOM
12. 2026-06-01
    days on market $200,000 Active 70 DOM
13. 2026-05-31
    days on market $200,000 Active 69 DOM
14. 2026-03-23
    listed $200,000 Active
15. 2024-04-21
    historical
16. 2023-10-20
    listed $17,000 Active
17. 2023-07-19
    status Pending
18. 2023-07-04
    historical Active - Contingent
19. 2023-06-19
    listed $9,999 Active
20. 2022-05-20
    price $875
21. 2020-03-14
    historical
22. 2020-03-10
    listed $40,000 Active
23. 2006-03-06
    soldstatus $55,000
24. 1998-12-11
    soldstatus $42,500

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$478/yr (+$40/mo · 75.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $17,040
• − Mortgage interest: −$10,923
• − Property taxes: −$633
• − Insurance: −$975
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$5,673
• Taxable loss: −$3,890
• Est. tax savings @ 24.0%: +$934
• After-tax cash flow: $516/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

• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 18,159
• Household income: $50,189
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1045.0

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 0.57)
• Race & ethnicity: Black 48% White 44% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 2% Tagalog/Filipino 1% Arabic 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: ▼ -104.76%
• Current HPI: 195.2246
• Rent YoY: ▲ 4.73%
• 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

+370.6% since first listed

11 events — show timeline

• 2026-03-23 Listed $200,000 Consolidated MLS
• 2024-04-21 Delisted — Consolidated MLS
• 2023-10-20 Listed $17,000 Consolidated MLS
• 2023-07-19 Pending — Consolidated MLS
• 2023-07-04 Contingent — Consolidated MLS
• 2023-06-19 Listed $9,999 Consolidated MLS
• 2022-05-20 Price Changed $875 RENT.
• 2020-03-14 Delisted — Consolidated MLS
• 2020-03-10 Listed $40,000 Consolidated MLS
• 2006-03-06 Sold (Public Records) $55,000 Public Records
• 1998-12-11 Sold (Public Records) $42,500 Public Records

Property tax history

+0.4%/yr

Latest (2025): $633 · +3.1% YoY. Source: county tax records.