104 Green Tree Dr · Columbia, SC 29203-2315

$74,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 57 Days on market

Built 1972 0.25 ac lot

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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
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

104 Green Tree, located in the Hollywood Hills neighborhood of Columbia, is now available. This three-bedroom, one-bathroom ranch presents an excellent investment opportunity, whether you are looking for a renovation project, a first-time home, or a new addition to your rental portfolio. This property requires some updates but has significant potential due to its prime location. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Renovation project
• Prime location
• 0.25 acre lot

Tags

• HOLLYWOOD HILLS NEIGHBORHOOD
• INVESTMENT OPPORTUNITY
• RENOVATION PROJECT
• PRIME LOCATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road frontage

Interior

• Bedrooms: Primary bedroom on the main level; Additional bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: Total heated area approximately 1,144

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 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: J. P. Thomas Elementary (math 12% / reading 12%, grade F, #572 of 597 statewide, top 97%, 323 students, 100% FRL); Alcorn Middle (math 2% / reading 12%, grade F, #228 of 229 statewide, top 100%, 370 students, 100% FRL); W.J. Keenan High (math 54% / reading 77%, grade B, #83 of 196 statewide, top 43%, 725 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: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($512 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $74k implies a 124% 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 $71,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.42%
• DSCR: 2.18
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $153,296
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Meadowlake Dr	0.44mi	3/2.0	1,102 (-4%)	2mo	$148,000	$134	72
416 Woodcrest Dr	0.22mi	3/2.0	1,175 (+3%)	16mo	$174,000	$148	72
436 Green Tree Cir	0.12mi	3/1.0	1,010 (-12%)	2mo	$85,000	$84	69
140 Beaver Brook Rd	0.33mi	3/1.0	1,100 (-4%)	18mo	$90,000	$82	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.83×
• Total profit: $37,938
• Equity at exit: $33,274

10-year hold

• IRR: 32.7%
• Equity multiple: 5.55×
• Total profit: $94,304
• Equity at exit: $51,279

Cash invested: $20,720 (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 29203-2315

• Active inventory: 1
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$14 /mo · $164/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $456

Break-even live

Break-even rent $548

Max offer price $74,000

Occupancy floor 54%

Sensitivity live

Price	-10% $498	-5% $477	+0% $456	+5% $435	+10% $414
Rent	-10% $367	-5% $412	+0% $456	+5% $501	+10% $545
Rate	-1.0pp $493	-0.5pp $475	base $456	+0.5pp $437	+1.0pp $418

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1407 Jerome Dr Columbia, SC	2.0	1.0	700	$1,125	$1.61	26d	1	0.75mi

Listing history 19 events

1. 2026-06-23
   days on market $74,000 Active 57 DOM
2. 2026-06-21
   days on market $74,000 Active 56 DOM
3. 2026-06-18
   days on market $74,000 Active 53 DOM
4. 2026-06-17
   days on market $74,000 Active 52 DOM
5. 2026-06-16
   days on market $74,000 Active 51 DOM
6. 2026-06-15
   days on market $74,000 Active 50 DOM
7. 2026-06-14
   days on market $74,000 Active 48 DOM
8. 2026-06-10
   days on market $74,000 Active 45 DOM
9. 2026-06-09
   days on market $74,000 Active 44 DOM
10. 2026-06-08
    days on market $74,000 Active 43 DOM
11. 2026-06-07
    days on market $74,000 Active 42 DOM
12. 2026-06-03
    days on market $74,000 Active 38 DOM
13. 2026-06-03
    days on market $74,000 Active 37 DOM
14. 2026-06-01
    days on market $74,000 Active 36 DOM
15. 2026-05-31
    days on market $74,000 Active 35 DOM
16. 2026-05-21
    price $74,000
17. 2026-04-27
    listed $79,000 Active
18. 2026-03-16
    soldstatus $33,000
19. 1979-06-01
    soldstatus $23,850

ⓘ 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: $164 · $14/mo
• Projected year-2 tax: $422 · $35/mo
• Expected delta: +$258/yr (+$21/mo · 157.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $13,500
• − Mortgage interest: −$4,145
• − Property taxes: −$164
• − Insurance: −$370
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,153
• Taxable income: $4,508
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $4,392/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+210.3% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $74,000 Consolidated MLS
• 2026-04-27 Listed $79,000 Consolidated MLS
• 2026-03-16 Sold (Public Records) $33,000 Public Records
• 1979-06-01 Sold (Public Records) $23,850 Public Records

Property tax history

-16.8%/yr

Latest (2025): $164 · +2.5% YoY. Source: county tax records.