2600/2604 Kiawah Ave · Columbia, SC 29205

$563,900

5 bd · 4.0 ba · 2,484 sqft · MultiFamily public records · 62 Days on market

Built 1940 0.29 ac 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 +13.4/30.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

This lovely two-story all brick Shandon duplex has so many options…Perfect for living in one side and receiving income from other. Wonderful investment opportunity but also a perfect and easy conversion to a single family home with great space to make an open floor plan. The larger side (2600) is a 3 bedroom with 2.5 baths with a large laundry room and the smaller side (2604) is a 2 bedrooms/1 bath with a deck. Hardwood floors and tile, smooth ceilings, each have sizable kitchens/ living areas and the bedrooms are exceptionally spacious. The brick front porch is large and private for enjoying the walkers, bikers and is a substantial asset to the exterior of this home. Backyard is m

Key facts

• Large private porch
• Outdoor living area
• Sizeable kitchens

Tags

• HARDWOOD FLOORS
• SIZEABLE KITCHENS
• LARGE PRIVATE PORCH
• MASSIVE BACKYARD
• OUTDOOR LIVING AREA
• ROOF REPLACED

Property features AI

Finance

• Financial info: Unit 1 current rent listed at $2,200

Exterior

• Parking: Off-street parking; 4 parking spaces
• Utilities: Public sewer; Gas paid by tenant; Electricity paid by tenant; Sewer paid by owner; Trash service paid by owner; Cable paid by tenant
• Home design: Two-story building; Two total dwelling units
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Owner is responsible for lawn maintenance; Paved road access; Public water

Interior

• Bedrooms: Unit 1 has 3 bedrooms; Unit 2 has 2 bedrooms
• Bathrooms: Unit 1: 2 full baths and 1 half bath; Unit 2: 1 full bath; Total of 3 full bathrooms in the building
• Heating & cooling: Central heating with multiple units; Central cooling with multiple units; Heating paid by tenant
• Interior features: Two-unit dwelling (multifamily); Nine rooms in Unit 1; Five rooms in Unit 2

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.5-bath units multifamily listed at $564k.

Deal economics

• At list price, monthly cash flow is $8 ($97/yr) — positive. Per door: $3/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $478k (15.2% below list).
• Recommended offer: $478k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: A. C. Moore Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 204 students, 100% FRL); Dreher High (math 47% / reading 92%, grade B, #60 of 196 statewide, top 32%, 1,150 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 60% at this address vs 31% district-wide (+28 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 (+7.0%/yr); 145 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 62 days — a 6% lower offer ($530k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $211k; list at $564k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $478,400 (15.2% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.85% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.95% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.55×
• Total profit: $-71,099
• Equity at exit: $84,079

10-year hold

• IRR: 2.0%
• Equity multiple: 1.17×
• Total profit: $26,734
• Equity at exit: $48,756

Cash invested: $157,892 (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 29205

• Rents YoY: 7.0%
• Active inventory: 145
• Price-to-rent: 29.5×

Monthly cashflow live

• Estimated rent: $4,784 high
• Mortgage (P&I): −$2,957
• Tax from tax record: −$579 /mo · $6,950/yr
• Insurance: −$235
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,005
• Net cashflow: $8

Break-even live

Break-even rent $4,774

Max offer price $563,900

Occupancy floor 95%

Sensitivity live

Price	-10% $327	-5% $168	+0% $8	+5% $-152	+10% $-311
Rent	-10% $-370	-5% $-181	+0% $8	+5% $197	+10% $386
Rate	-1.0pp $292	-0.5pp $152	base $8	+0.5pp $-138	+1.0pp $-287

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	2.5	$4,785
Total (3 units)			$4,784

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: $140,975
• Closing costs: $16,917
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 S Woodrow St Columbia, SC	6.0	4.0	2974	$5,400	$1.82	24d	1	0.11mi
316 S Woodrow St Columbia, SC	4.0	2.0	2206	$4,000	$1.81	24d	1	0.12mi
3125 Heyward St Columbia, SC	5.0	2.0	2292	$5,000	$2.18	24d	1	0.59mi
500 S Bull St Columbia, SC	4.0	2.5	1677	$3,400	$2.03	24d	1	0.62mi
2821 Blossom St Columbia, SC	4.0	3.0	2466	$3,400	$1.38	24d	1	0.63mi
2522 Lee St Columbia, SC	5.0	2.0	2024	$3,650	$1.80	14d	1	0.73mi
3800 Overbrook Dr Columbia, SC	4.0	2.0	1800	$2,400	$1.33	24d	1	1.21mi
3925 Rosewood Dr Columbia, SC	4.0	2.0	1683	$4,800	$2.85	24d	1	1.27mi
1120 Virginia St Unit 112014-A Columbia, SC	4.0	4.5	1900	$4,280	$2.25	24d	1	1.28mi

Listing history 20 events

1. 2026-06-18
   days on market $563,900 Active 62 DOM
2. 2026-06-17
   days on market $563,900 Active 61 DOM
3. 2026-06-16
   days on market $563,900 Active 60 DOM
4. 2026-06-15
   days on market $563,900 Active 59 DOM
5. 2026-06-14
   days on market $563,900 Active 57 DOM
6. 2026-06-10
   days on market $563,900 Active 54 DOM
7. 2026-06-09
   days on market $563,900 Active 53 DOM
8. 2026-06-08
   days on market $563,900 Active 52 DOM
9. 2026-06-07
   days on market $563,900 Active 51 DOM
10. 2026-06-03
    days on market $563,900 Active 47 DOM
11. 2026-06-03
    days on market $563,900 Active 46 DOM
12. 2026-06-01
    days on market $563,900 Active 45 DOM
13. 2026-05-31
    days on market $563,900 Active 44 DOM
14. 2026-04-17
    listed $563,900 Active
15. 2026-01-21
    historical Active - Contingent
16. 2025-12-20
    status Active
17. 2025-12-15
    historical Active - Contingent
18. 2025-09-26
    listed $583,900 Active
19. 2013-09-13
    soldstatus $210,830
20. 2005-09-06
    soldstatus $247,000

ⓘ 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: $6,950 · $579/mo
• Projected year-2 tax: $6,950 · $579/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $57,408
• − Mortgage interest: −$31,587
• − Property taxes: −$6,950
• − Insurance: −$2,820
• − Repairs & maintenance: −$4,593
• − Management: −$4,593
• − Depreciation: −$16,404
• Taxable loss: −$9,538
• Est. tax savings @ 24.0%: +$2,289
• After-tax cash flow: $2,386/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

• Census place: Columbia, SC
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 22,223
• Household income: $64,231
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1372.0

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 (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Serbian 6% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% Chinese 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: ▼ -457.47%
• Current HPI: 230.5538
• Rent YoY: ▲ 6.95%
• 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

+128.3% since first listed

7 events — show timeline

• 2026-04-17 Listed $563,900 Consolidated MLS
• 2026-01-21 Contingent — Consolidated MLS
• 2025-12-20 Relisted — Consolidated MLS
• 2025-12-15 Contingent — Consolidated MLS
• 2025-09-26 Listed $583,900 Consolidated MLS
• 2013-09-13 Sold (Public Records) $210,830 Public Records
• 2005-09-06 Sold (Public Records) $247,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $6,950 · +2.1% YoY. Source: county tax records.