5520 Ransom Dr · Forest Acres, SC 29206

$145,000

3 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 1 Days on market

Built 1967 Est $142k · at est.

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Why this score? — see what drove the C 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +6.4/15.0
• 1% rule +5.9/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! This home is being sold as-is and offers tons of potential for investors, flippers, or buyers looking to add their personal touch. With solid bones and plenty of possibilities, this property is a great chance to create value especially in this area. Conveniently located and priced to sell & acirc; & euro; & rdquo; don & acirc; & euro; & trade; t miss out on this promising investment home!

Key facts

• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

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 ($2k rent vs $145k).

Location & tenants

• Location reads 73/100 on livability (#39 in SC) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, cost of living A; Watch: crime D, amenities F, commute 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.
• Market conditions: Rents rising fast (+4.8%/yr); 115 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k 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 + 4.8% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $145k implies a 100% 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 $145,000

Questions for the listing agent

1. Built in 1967 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D 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?
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 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: 1.09% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $141,668
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6546 Haley Dr	0.31mi	3/2.0	1,424 (+8%)	3mo	$153,000	$107	70

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 · 4.8% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,864
• Equity at exit: $21,620

10-year hold

• IRR: 13.0%
• Equity multiple: 2.11×
• Total profit: $44,995
• Equity at exit: $12,537

Cash invested: $40,600 (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 29206

• Rents YoY: 4.8%
• Active inventory: 115
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$760
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $369

Break-even live

Break-even rent $1,121

Max offer price $145,000

Occupancy floor 72%

Sensitivity live

Price	-10% $451	-5% $410	+0% $369	+5% $328	+10% $287
Rent	-10% $243	-5% $306	+0% $369	+5% $431	+10% $494
Rate	-1.0pp $442	-0.5pp $406	base $369	+0.5pp $331	+1.0pp $293

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5437 Ransom Dr Columbia, SC	3.0	1.0	1056	$1,531	$1.45	24d	1	0.15mi
320 Charwood Dr Columbia, SC	3.0	2.0	1325	$1,750	$1.32	24d	1	0.48mi
6604 Cartwright Dr Columbia, SC	3.0	2.0	1648	$1,650	$1.00	3d	1	0.80mi
201 Redwood Ct Columbia, SC	3.0	1.5	1050	$1,300	$1.24	15d	1	0.81mi
1931 Chaney St Columbia, SC	2.0	1.0	1034	$1,600	$1.55	24d	1	0.86mi
4443 Bethel Church Rd #27 Columbia, SC	3.0	2.5	1660	$1,645	$0.99	24d	1	1.09mi
209 Christian St Columbia, SC	3.0	3.0	1585	$800	$0.50	24d	1	1.10mi
3836 Davies Dr Columbia, SC	3.0	1.5	1736	$1,625	$0.94	4d	1	1.20mi
1115 Carter St Columbia, SC	1.0–2.0	1.0	854	$1,405	$1.65	24d	1	1.24mi
4214 Bethel Church Rd Columbia, SC	2.0–3.0	1.0–2.0	1068	$1,429	$1.34	12d	9	1.30mi
3431 Covenant Rd Columbia, SC	1.0–3.0	1.0–1.5	950	$1,100	$1.16	24d	1	1.32mi
4215 Bethel Church Rd Columbia, SC	1.0–3.0	1.0–2.0	962	$1,395	$1.45	24d	1	1.33mi
3117 Quitman St Columbia, SC	3.0	2.0	1500	$1,750	$1.17	24d	1	1.36mi
151 Renaissance Way Columbia, SC	3.0	2.0	1200	$1,400	$1.17	24d	1	1.44mi

Listing history 1 events

1. 1999-08-03
   soldstatus $72,500

ⓘ 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: $775 · $65/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$52/yr (+$4/mo · 6.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $19,049
• − Mortgage interest: −$8,122
• − Property taxes: −$775
• − Insurance: −$725
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$4,218
• Taxable income: $2,161
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $3,906/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 — Forest Acres

• Score: 73/100
• State rank: #39
• US rank: #5064

Category grades

Amenities F Commute F Cost of living A Crime D Employment A- Housing A+ Health & safety B User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland County · 389,530 people
• City population: 20,054
• Metro: Columbia, SC
• Population (ZIP): 19,759
• Household income: $91,847
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 697.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 5% Serbian 4% Slovak 4%
• Foreign-born: 3% · Canada, Guatemala, South Korea
• Languages at home: 97% English-only · Spanish 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: ▼ -325.76%
• Current HPI: 224.5418
• Rent YoY: ▲ 4.80%
• 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

• 1999-08-03 Sold (Public Records) $72,500 Public Records

Property tax history

-0.4%/yr

Latest (2025): $775 · +3.5% YoY. Source: county tax records.