307 Menlo Dr · St. Andrews, SC 29210

$54,700

2 bd · 1.0 ba · 1,128 sqft · Condo public records · 24 Days on market

Built 1973 $559/mo HOA · 44% of rent

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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 +20.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2 bed, 1 bath condo is located on the highly desirable 2nd floor with balcony. The condo itself features new paint, black appliances, updated fixtures, carpet in the bedrooms, and LVP floors in the kitchen and living areas. The monthly condo regime fee includes all exterior maintenance, water, sewer, trash, monthly pest control, 2 swimming pools, a rec center, and on site management. Briargate Condos is a gated community with two pools, a 24 hour fitness center, a media center available to reserve, and minutes from I-20, I-26, and downtown Columbia. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Black appliances
• Balcony
• New paint

Tags

• 2ND FLOOR
• BALCONY
• NEW PAINT
• BLACK APPLIANCES
• UPDATED FIXTURES
• LVP FLOORS

Property features AI

Finance

• Other: Directions: Take Broad River Rd, turn onto Menlo Drive. Go through the gate and take a left onto Menlo. The building will be on your left.
• HOA & community: Has an association

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-level entry (main-level primary bedroom)
• Construction: Slab foundation
• Exterior features: Partial brick exterior above foundation; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $74 ($890/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Sandel Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 477 students, 100% FRL); Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 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: Rents rising fast (+5.0%/yr); 145 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 30% of the median local income ($51k/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 $378 of loan paydown is wiped out by about $2k 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 + 5.0% rent growth), your $15k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• 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 $53,879 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.34% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,148
• Equity at exit: $8,156

10-year hold

• IRR: 12.2%
• Equity multiple: 2.16×
• Total profit: $17,791
• Equity at exit: $4,729

Cash invested: $15,316 (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 29210

• Home prices YoY: -32.2%
• Rents YoY: 5.0%
• Active inventory: 145
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$287
• Tax est. 1.5%: −$68 /mo · $820/yr
• Insurance: −$23
• HOA: −$559
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $74

Break-even live

Break-even rent $1,186

Max offer price $54,700

Occupancy floor 89%

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: $13,675
• Closing costs: $1,641
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 Menlo Dr Unit BG0324 Columbia, SC	2.0	1.0	912	$1,175	$1.29	14d	1	0.02mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,300	$1.20	19d	3	0.03mi
114 Menlo Dr Unit BG0114 Columbia, SC	3.0	2.0	1300	$1,675	$1.29	19d	1	0.05mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	23d	1	0.11mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,224	$1.93	11d	24	0.33mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,062	$1.16	11d	9	0.63mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	11d	32	0.77mi
1401 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	1000	$1,116	$1.12	14d	9	0.80mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$1,180	$1.35	11d	25	0.82mi
1725 Kathleen Dr Unit B Columbia, SC	2.0	2.0	1100	$1,275	$1.16	23d	1	0.85mi
1510 Saint Andrews Rd Columbia, SC	3.0	2.0	1196	$1,215	$1.02	14d	36	0.87mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1050	$1,050	$1.00	14d	4	0.94mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1000	$1,072	$1.07	23d	3	0.94mi
1839 Hi Sierra Dr Columbia, SC	3.0	2.0	1500	$1,731	$1.15	23d	1	0.94mi
1601 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	706	$1,051	$1.49	14d	51	0.96mi
313 Cambout St Columbia, SC	2.0	2.0	1100	$1,450	$1.32	23d	1	1.02mi
2025 Apple Valley Rd Unit B Columbia, SC	2.0	1.0	842	$925	$1.10	23d	1	1.03mi
2218 Apple Valley Rd Columbia, SC	3.0	1.0	972	$1,295	$1.33	23d	1	1.05mi
2218 Apple Valley Rd Apt B Columbia, SC	2.0	1.0	900	$995	$1.11	23d	1	1.05mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,125	$1.10	23d	13	1.06mi
1808 Laredo Dr Columbia, SC	3.0	2.0	1250	$1,661	$1.33	23d	1	1.10mi
3300 Kay St Columbia, SC	2.0	2.5	1200	$1,350	$1.12	14d	19	1.10mi
1211 Metze Rd Unit G3 Columbia, SC	2.0	2.0	826	$1,100	$1.33	21d	1	1.12mi
2112 Chandler Ave Columbia, SC	3.0	3.0	1350	$1,850	$1.37	23d	1	1.12mi
1800 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	986	$900	$0.91	11d	62	1.16mi
6007 Village Creek Dr Unit 6007 Columbia, SC	2.0	2.0	1300	$1,195	$0.92	23d	1	1.33mi
1002 Creekside Way Columbia, SC	2.0	2.0	1200	$1,350	$1.12	14d	1	1.37mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	23d	1	1.38mi
1008 Creekside Way Unit 1 Columbia, SC	2.0	2.0	1150	$1,295	$1.13	11d	1	1.38mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	23d	1	1.38mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	19d	1	1.38mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	21d	1	1.39mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	2d	1	1.40mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	23d	1	1.40mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	23d	5	1.50mi

HOA detail condo

• Monthly dues: $559 · $6,708/yr
• Likely covers: watersewertrashexterior maint.poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   price $54,700 Active 24 DOM
2. 2026-06-18
   days on market $59,700 Active 24 DOM
3. 2026-06-17
   days on market $59,700 Active 23 DOM
4. 2026-06-16
   days on market $59,700 Active 22 DOM
5. 2026-06-15
   days on market $59,700 Active 21 DOM
6. 2026-06-14
   days on market $59,700 Active 19 DOM
7. 2026-06-10
   days on market $59,700 Active 16 DOM
8. 2026-06-09
   days on market $59,700 Active 15 DOM
9. 2026-06-08
   days on market $59,700 Active 14 DOM
10. 2026-06-07
    days on market $59,700 Active 13 DOM
11. 2026-06-03
    days on market $59,700 Active 9 DOM
12. 2026-06-03
    days on market $59,700 Active 8 DOM
13. 2026-06-02
    price $59,700 Active 7 DOM
14. 2026-06-01
    days on market $66,000 Active 7 DOM
15. 2026-05-31
    days on market $66,000 Active 6 DOM
16. 2026-05-25
    listed $66,000 Active
17. 2025-05-28
    soldstatus $56,500
18. 2025-05-07
    status Pending
19. 2025-05-06
    listed $58,900 Active
20. 2001-12-27
    soldstatus $187,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $15,360
• − Mortgage interest: −$3,064
• − Property taxes: −$820
• − Insurance: −$274
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − HOA: −$6,708
• − Depreciation: −$1,591
• Taxable income: $445
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $784/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 — St. Andrews

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Andrews, SC
• County: Richland County · 389,530 people
• City population: 40,504
• Metro: Columbia, SC
• Population (ZIP): 39,962
• Household income: $50,871
• Rent vs Own: 63.7% rent · 36.3% own
• Severe rent burden: 2859.0

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 0.58)
• Race & ethnicity: Black 55% White 34% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Arab 2% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3%

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: ▼ -107.61%
• Current HPI: 226.2564
• Rent YoY: ▲ 5.00%
• 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

-64.7% since first listed

5 events — show timeline

• 2026-05-25 Listed $66,000 Consolidated MLS
• 2025-05-28 Sold (Public Records) $56,500 Public Records
• 2025-05-07 Pending — Consolidated MLS
• 2025-05-06 Listed $58,900 Consolidated MLS
• 2001-12-27 Sold (Public Records) $187,000 Public Records

Property tax history

-8.6%/yr

Latest (2025): $99 · -73.9% YoY. Source: county tax records.