6905 Cleaton Rd Unit C-111 · Forest Acres, SC 29206

$160,000

3 bd · 2.5 ba · 1,400 sqft · Condo · 152 Days on market

Built 1974 $170/mo HOA · 11% 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 +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +3.8/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 BD 2 BA Condo located in Pointe Arcadia, a Waterfront Community Whether you are looking for your new home or next Investment property look no further!Close to I-20 and I-77 , Fort Jackson, and less than a 15 min drive to Downtown Columbia/ and USC, Pool, Tennis, clubhouse, Community Lake and Dock New Paint, New Carpet, Move in ready! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Community lake
• Clubhouse
• Waterfront community

Tags

• WATERFRONT COMMUNITY
• COMMUNITY LAKE
• CLUBHOUSE
• MOVE IN READY

Property features AI

Finance

• Other: Located in a waterfront community with common lake access
• HOA & community: Community association present; Association amenities include clubhouse, pool, tennis courts, landscaped green areas, exterior and common area maintenance, and trash service

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Condominium / townhome style unit; Facing information not provided
• Construction: Fiber cement (Hardy Plank) exterior finish; Slab foundation; Built on a 0.18-acre lot; Paved road with private maintenance
• Exterior features: Patio; Front and rear wood fencing (rear fencing wood, front fenced)

Interior

• Kitchen: Dishwasher; Refrigerator; Built-in microwave; Self-cleaning range
• Bedrooms: Master bedroom on the main level; Additional bedrooms on the second level
• Bathrooms: Two full bathrooms; One half bathroom; One partial bathroom
• Interior features: Bookshelves in the great room; Dishwasher; Refrigerator; Built-in microwave; Self-cleaning range; Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-17 ($-198/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (0.4% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#39 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: crime D, amenities F, commute 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: Forest Lake Elementary (math 42% / reading 46%, grade F, #239 of 597 statewide, top 41%, 614 students, 70% FRL); Dent Middle (math 25% / reading 42%, grade F, #113 of 229 statewide, top 50%, 1,018 students, 100% FRL); Richland Northeast High (math 42% / reading 82%, grade B-, #99 of 196 statewide, top 53%, 1,359 students, 70% FRL) — zoned schools average 80% FRL vs 38% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 117 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $5k 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 152 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $140,800 (12.0% 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 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.00% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-23,913
• Equity at exit: $23,857

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-9,148
• Equity at exit: $13,834

Cash invested: $44,800 (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: 117
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$170
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-17

Break-even live

Break-even rent $1,615

Max offer price $157,607

Occupancy floor 96%

Sensitivity live

Price	-10% $94	-5% $39	+0% $-17	+5% $-72	+10% $-127
Rent	-10% $-142	-5% $-79	+0% $-17	+5% $46	+10% $109
Rate	-1.0pp $64	-0.5pp $24	base $-17	+0.5pp $-58	+1.0pp $-100

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6905 Cleaton Rd Columbia, SC	3.0	2.5–3.0	1546	$1,925	$1.25	25d	3	0.03mi
6837 N Trenholm Rd Columbia, SC	1.0–3.0	1.0–2.0	1105	$1,985	$1.80	5d	30	0.38mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,200	$1.10	25d	1	0.43mi
7006 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.0	1090	$1,295	$1.19	13d	7	0.58mi
7501 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.5	1097	$1,249	$1.14	25d	1	0.60mi
7502 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.0	825	$1,305	$1.58	5d	22	0.63mi
7502 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	875	$1,515	$1.73	25d	1	0.63mi
300 Meredith Sq Columbia, SC	2.0–3.0	2.0–2.5	1258	$1,499	$1.19	25d	1	0.72mi
7602 Hunt Club Rd Unit I-104 Columbia, SC	2.0	2.5	1200	$1,295	$1.08	21d	1	0.76mi
7602 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.5	950	$1,295	$1.36	25d	2	0.79mi
1930 Greenoaks Rd Unit A Columbia, SC	2.0	1.5	900	$1,175	$1.31	13d	1	0.80mi
2102 Long Shadow Ln Columbia, SC	2.0	1.5	1150	$1,300	$1.13	5d	1	0.85mi
2919 Chatsworth Rd Columbia, SC	2.0	1.0	975	$1,300	$1.33	25d	1	1.08mi
1630 Edgemore Rd Unit 1 Columbia, SC	3.0	2.0	1225	$1,650	$1.35	25d	1	1.09mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	4d	1	1.12mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	25d	1	1.12mi
2920 Chatsworth Rd Apt C Columbia, SC	2.0	2.0	980	$1,100	$1.12	25d	1	1.14mi
2920 Chatsworth Rd Unit A Columbia, SC	2.0	2.0	980	$1,100	$1.12	5d	1	1.14mi
3611 Ranch Rd Columbia, SC	2.0–3.0	2.0	1400	$1,400	$1.00	5d	3	1.16mi
1633 Overhill Rd Columbia, SC	3.0	1.5	1052	$1,661	$1.58	25d	1	1.24mi
3630 Ranch Rd Unit 3-8 Columbia, SC	2.0	2.0	1400	$1,250	$0.89	25d	1	1.26mi
250 Springtree Dr Columbia, SC	1.0–2.0	1.0	839	$1,090	$1.30	5d	8	1.30mi
1741 Springfield Ave Columbia, SC	3.0	1.0	1582	$930	$0.59	13d	1	1.37mi
3836 Davies Dr Columbia, SC	3.0	1.5	1736	$1,625	$0.94	5d	1	1.39mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,848	$1.66	5d	27	1.43mi
8720 Windsor Lake Blvd Columbia, SC	1.0–3.0	1.0–2.0	967	$1,415	$1.46	25d	15	1.43mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	13d	1	1.45mi

HOA detail condo

• Monthly dues: $170 · $2,040/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-22
   days on market $160,000 Active 152 DOM
2. 2026-06-18
   days on market $160,000 Active 149 DOM
3. 2026-06-17
   days on market $160,000 Active 148 DOM
4. 2026-06-16
   days on market $160,000 Active 147 DOM
5. 2026-06-15
   days on market $160,000 Active 146 DOM
6. 2026-06-14
   days on market $160,000 Active 144 DOM
7. 2026-06-13
   days on market $160,000 Active 143 DOM
8. 2026-06-10
   days on market $160,000 Active 141 DOM
9. 2026-06-09
   days on market $160,000 Active 140 DOM
10. 2026-06-08
    days on market $160,000 Active 139 DOM
11. 2026-06-07
    days on market $160,000 Active 138 DOM
12. 2026-06-05
    days on market $160,000 Active 135 DOM
13. 2026-06-03
    days on market $160,000 Active 134 DOM
14. 2026-06-03
    days on market $160,000 Active 133 DOM
15. 2026-06-01
    days on market $160,000 Active 132 DOM
16. 2026-05-31
    days on market $160,000 Active 131 DOM
17. 2026-01-21
    listed $160,000 Active
18. 2020-12-29
    historical
19. 2020-12-06
    listed $79,900 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,127
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − HOA: −$2,040
• − Depreciation: −$4,655
• Taxable loss: −$2,790
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $471/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 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 — 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

• Census place: Forest Acres, SC
• 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

+100.3% since first listed

3 events — show timeline

• 2026-01-21 Listed $160,000 Consolidated MLS
• 2020-12-29 Delisted — Consolidated MLS
• 2020-12-06 Listed $79,900 Consolidated MLS