409 Dawn Meadow Ct · Columbia, SC 29045

$245,900

3 bd · 2.0 ba · 1,594 sqft · SingleFamily public records · 8 Days on market

Built 2021 Good condition 6,534 sqft lot 2-car garage $154/sqft · 15% below area Est $292k · 16% under $25/mo HOA · 1% 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).

• ARV discount +14.6/15.0
• Schools +5.7/10.0
• Cash flow +5.2/30.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Offering 3,000 in buyer closing costs. This home is still a baby at only 5 years old. Great one-story home tucked away on a cul-de-sac at the end of the street! Attractive Craftsman-style exterior front elevation. Step inside to easy-maintenance wood-look flooring and an open floor plan designed for comfortable living. The spacious great room has ample space for large furniture and is perfect for entertaining, movie nights, or everyday relaxation. The kitchen features beautiful granite countertops, abundant cabinet and counter space, stainless steel appliances, and a granite bar with seating — ideal for breakfast, snacks, or gathering with guests.

Key facts

• Open floor plan
• One story home
• Cul de sac

Tags

• ONE STORY HOME
• CUL DE SAC
• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• WALK IN PANTRY
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-553 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (17.1% below list).
• Recommended offer: $179k (27.2% below list) — sets the bar for cash-flow.
• Cap rate 3.6% vs local median 5.0% in Columbia — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 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: Catawba Trail Elementary (math 43% / reading 41%, grade F, #256 of 597 statewide, top 45%, 591 students, 59% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 57% at this address vs 41% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.7%/yr); 584 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y 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

• Watch-outs: property tax is 3.6% of price.

Recommended offer $179,120 (27.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.64%
• DSCR: 0.57
• GRM: 10.1

CMA / ARV

• ARV (median comp): $291,953
• List price: $245,900
• Delta: -15.77%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
441 Layup Cir	1.15mi	3/2.0	1,620 (+2%)	8mo	$329,900	$204	56
127 Sundew Rd	0.42mi	3/2.0	1,490 (-6%)	35mo	$310,000	$208	49
125 Calming Creek Way	0.38mi	3/2.5	1,748 (+10%)	36mo	$305,000	$174	44
505 E Peaceful Pines Way	0.23mi	3/2.5	1,854 (+16%)	33mo	$261,445	$141	42
956 Woodcreek Farms Rd	0.30mi	3/2.5	1,854 (+16%)	35mo	$270,400	$146	39
752 Jack Russell Ct	1.21mi	3/2.5	1,714 (+8%)	16mo	$242,000	$141	37
396 Longfellows Ln	1.31mi	4/2.5 (+1)	1,648 (+3%)	20mo	$235,000	$143	36
732 Jack Russell Ct	1.20mi	4/2.5 (+1)	1,920 (+20%)	12mo	$234,990	$122	23

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -33.8%
• Equity multiple: -0.09×
• Total profit: $-75,367
• Equity at exit: $36,664

10-year hold

• IRR: -43.3%
• Equity multiple: -0.63×
• Total profit: $-112,203
• Equity at exit: $21,261

Cash invested: $68,852 (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 →

Active competition Active MLS

• For sale now: 9 active · 10 under contract
• Median asking: $265,900 ($179/sqft)
• Median days on market: 118 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +2.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29045

• Home prices YoY: -17.9%
• Rents YoY: 2.7%
• Active inventory: 584
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$1,290
• Tax from tax record: −$746 /mo · $8,956/yr
• Insurance: −$102
• HOA: −$25
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-553

Break-even live

Break-even rent $2,738

Max offer price $179,120

Occupancy floor —

Sensitivity live

Price	-10% $-414	-5% $-483	+0% $-553	+5% $-623	+10% $-692
Rent	-10% $-714	-5% $-634	+0% $-553	+5% $-473	+10% $-392
Rate	-1.0pp $-429	-0.5pp $-490	base $-553	+0.5pp $-617	+1.0pp $-682

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: $61,475
• Closing costs: $7,377
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
234 Sundew Rd Elgin, SC	3.0	2.0	1853	$1,945	$1.05	62d	1	0.07mi
228 Sundew Rd Elgin, SC	3.0	2.0	1316	$2,000	$1.52	0d	1	0.07mi
317 Greenwood Valley Ct Elgin, SC	3.0	2.0	1601	$1,950	$1.22	98d	1	0.07mi
1016 Peaceful Fawn Dr Elgin, SC	3.0	2.5	1679	$1,995	$1.19	110d	1	0.07mi
218 Sundew Rd Elgin, SC	3.0	2.0	1317	$1,900	$1.44	6d	1	0.09mi
218 Sundew Rd Elgin, SC	3.0	2.0	1317	$1,900	$1.44	9d	1	0.09mi
308 Sundew Rd Elgin, SC	3.0	2.5	1800	$2,050	$1.14	99d	1	0.17mi
407 Misty Knoll Dr Elgin, SC	3.0	2.5	1840	$2,050	$1.11	62d	1	0.18mi
332 Sundew Rd Elgin, SC	3.0	2.5	1800	$2,195	$1.22	62d	1	0.23mi
511 Morning Mist Rd Elgin, SC	4.0	2.5	1800	$2,230	$1.24	62d	1	0.24mi
340 Sundew Rd Elgin, SC	3.0	2.5	1800	$2,095	$1.16	62d	1	0.25mi
516 Morning Mist Rd Elgin, SC	3.0	2.5	1780	$1,950	$1.10	62d	1	0.26mi
352 Sundew Rd Elgin, SC	3.0	2.5	1679	$2,045	$1.22	0d	1	0.28mi
127 Sundew Rd Elgin, SC	3.0	2.0	1601	$1,975	$1.23	9d	1	0.45mi
10682 Two Notch Rd Elgin, SC	1.0–3.0	1.0–2.0	1052	$1,710	$1.62	0d	9	1.08mi
605 Green Pasture Ct Elgin, SC	4.0	2.5	1566	$2,031	$1.30	4d	1	1.22mi
304 Longfellows Ln Elgin, SC	4.0	2.5	2050	$2,139	$1.04	78d	1	1.30mi
344 Longfellows Ln Elgin, SC	3.0	2.5	1652	$1,919	$1.16	78d	1	1.37mi

Property features AI

Finance

• Other: Cable TV available
• HOA & community: Has association

Exterior

• Parking: Attached 2-car garage (main level)
• Utilities: Public waterPublic sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Covered front porchStone and vinyl exteriorPaved road access

Interior

• Kitchen: Eat-in kitchen with bar and pantryGranite countertopsPainted cabinetsVinyl and laminate flooring in kitchenDishwasherMicrowave (above stove)RefrigeratorIcemakerFree-standing smooth-surface range
• Bedrooms: Master bedroom with private bath, walk-in closet, vaulted ceilings, ceiling fan; main levelSecond bedroom with shared bath and private closet; main levelThird bedroom with shared bath, tub/shower and private closet; main level
• Flooring: Carpet in bedroomsVinyl flooringLaminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heatCentral air
• Interior features: Attic storage with pull-down accessGarage door openerSmoke detectorAttic access
• Laundry & utility: Laundry in heated mud room on main levelElectric water heater

Listing history 50 events

1. 2026-09-24
   days on market $245,900 Active 8 DOM
2. 2026-09-23
   days on market $245,900 Active 7 DOM
3. 2026-09-22
   days on market $245,900 Active 6 DOM
4. 2026-09-21
   days on market $245,900 Active 5 DOM
5. 2026-09-20
   days on market $245,900 Active 4 DOM
6. 2026-09-19
   days on market $245,900 Active 3 DOM
7. 2026-09-18
   days on market $245,900 Active 2 DOM
8. 2026-09-17
   days on marketlisting id $245,900 Active 1 DOM
9. 2026-09-05
   days on market $245,900 Active 108 DOM
10. 2026-09-04
    days on market $245,900 Active 107 DOM
11. 2026-09-03
    days on market $245,900 Active 106 DOM
12. 2026-08-31
    days on market $245,900 Active 103 DOM
13. 2026-08-30
    days on market $245,900 Active 102 DOM
14. 2026-08-29
    days on market $245,900 Active 101 DOM
15. 2026-08-28
    days on market $245,900 Active 100 DOM
16. 2026-08-27
    days on market $245,900 Active 99 DOM
17. 2026-08-26
    days on market $245,900 Active 98 DOM
18. 2026-08-25
    days on market $245,900 Active 97 DOM
19. 2026-08-24
    days on market $245,900 Active 96 DOM
20. 2026-08-23
    days on market $245,900 Active 95 DOM
21. 2026-08-22
    days on market $245,900 Active 94 DOM
22. 2026-08-21
    days on market $245,900 Active 93 DOM
23. 2026-08-20
    pricedays on market $245,900 Active 92 DOM
24. 2026-08-19
    days on market $250,000 Active 91 DOM
25. 2026-08-18
    days on market $250,000 Active 90 DOM
26. 2026-08-17
    days on market $250,000 Active 89 DOM
27. 2026-08-16
    days on market $250,000 Active 88 DOM
28. 2026-08-15
    days on market $250,000 Active 87 DOM
29. 2026-08-14
    days on market $250,000 Active 86 DOM
30. 2026-08-13
    days on market $250,000 Active 85 DOM
31. 2026-08-12
    days on market $250,000 Active 84 DOM
32. 2026-08-11
    days on market $250,000 Active 83 DOM
33. 2026-08-10
    days on market $250,000 Active 82 DOM
34. 2026-08-09
    days on market $250,000 Active 81 DOM
35. 2026-08-08
    days on market $250,000 Active 80 DOM
36. 2026-08-07
    remarks 693-char remark
37. 2026-08-07
    days on market $250,000 Active 79 DOM
38. 2026-08-06
    days on market $250,000 Active 78 DOM
39. 2026-08-05
    days on market $250,000 Active 77 DOM
40. 2026-08-04
    days on market $250,000 Active 76 DOM
41. 2026-08-03
    days on market $250,000 Active 75 DOM
42. 2026-07-31
    days on market $250,000 Active 72 DOM
43. 2026-07-30
    days on market $250,000 Active 71 DOM
44. 2026-07-30
    days on market $250,000 Active 70 DOM
45. 2026-07-28
    statusdays on market $250,000 Active 69 DOM
46. 2026-07-26
    days on market $250,000 Active - Contingent 67 DOM
47. 2026-07-25
    days on market $250,000 Active - Contingent 66 DOM
48. 2026-07-24
    days on market $250,000 Active - Contingent 65 DOM
49. 2026-07-23
    days on market $250,000 Active - Contingent 64 DOM
50. 2026-07-22
    days on market $250,000 Active - Contingent 63 DOM

ⓘ 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: $8,956 · $746/mo
• Projected year-2 tax: $8,956 · $746/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,460
• − Mortgage interest: −$13,774
• − Property taxes: −$8,956
• − Insurance: −$1,230
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − HOA: −$300
• − Depreciation: −$7,153
• Taxable loss: −$10,867
• Est. tax savings @ 24.0%: +$2,608
• After-tax cash flow: $-4,028/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,970–$23,910 screening

This 5-year-old Craftsman-style home is in good condition with a good curb appeal. It has a good kitchen and bathrooms, and the interior is well-maintained. The home is move-in ready and would benefit from some exterior painting and trimming to enhance its curb appeal.

Value-add opportunities

• Resale paint exterior — enhances curb appeal ↑
• Resale trim bushes — improves landscaping ↑
• Both install smart home devices — increases home's marketability and convenience ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Catawba Trail Elementary F SC #256/597 Nat'l #17,861/41,679 High Spring Valley High B+ SC #46/196 Nat'l #1,843/17,239

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

B Composite livability gradescore 78/100

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: Kershaw County · 459,667 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 31,372
• Household income: $87,366
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 31% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Korean 1%

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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: ▼ -45.60%
• Current HPI: 209.2469
• Rent YoY: ▲ 2.70%
• Metro: Columbia, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Cable TV available
• HOA & community: Has association

Exterior

• Parking: Attached 2-car garage (main level)
• Utilities: Public waterPublic sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Covered front porchStone and vinyl exteriorPaved road access

Interior

• Kitchen: Eat-in kitchen with bar and pantryGranite countertopsPainted cabinetsVinyl and laminate flooring in kitchenDishwasherMicrowave (above stove)RefrigeratorIcemakerFree-standing smooth-surface range
• Bedrooms: Master bedroom with private bath, walk-in closet, vaulted ceilings, ceiling fan; main levelSecond bedroom with shared bath and private closet; main levelThird bedroom with shared bath, tub/shower and private closet; main level
• Flooring: Carpet in bedroomsVinyl flooringLaminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heatCentral air
• Interior features: Attic storage with pull-down accessGarage door openerSmoke detectorAttic access
• Laundry & utility: Laundry in heated mud room on main levelElectric water heater

Price history

+0.0% since first listed

16 events — show timeline

• 2026-09-16 Listed $245,900 Consolidated MLS
• 2026-08-19 Price Changed $245,900 Consolidated MLS
• 2026-07-27 Relisted — Consolidated MLS
• 2026-07-15 Contingent — Consolidated MLS
• 2026-07-04 Price Changed $250,000 Consolidated MLS
• 2026-05-29 Price Changed $260,000 Consolidated MLS
• 2026-05-20 Listed $270,000 Consolidated MLS
• 2024-06-02 Rental Removed $1,850 TURBOTENANT
• 2024-05-01 Listed for Rent $1,850 TURBOTENANT
• 2024-03-06 Listed $273,500 Consolidated MLS
• 2021-08-21 Listed $248,900 SBOR
• 2021-08-20 Sold (MLS) $248,900 SBOR
• 2021-08-18 Price Changed $248,900 Consolidated MLS
• 2021-05-07 Delisted — Consolidated MLS
• 2021-05-05 Price Changed $250,900 Consolidated MLS
• 2021-04-23 Listed $245,900 Consolidated MLS

Property tax history

+58.5%/yr

Latest (2025): $8,956 · +300.4% YoY. Source: county tax records.