1204 Old Manor Rd · St. Andrews, SC 29210

$42,500

1 bd · 1.0 ba · 972 sqft · Condo public records · 34 Days on market

Built 1973

---

Why this score? — see what drove the F 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.7/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 1204 Old Manor Road! This 1-bedroom, 1-bath condo on the 1st floor in the Briargate community offers an affordable option for homeowners or investors looking to add to their portfolio. The functional layout features laminate flooring, a comfortable living area, and a galley-style kitchen complete with painted cabinetry and tile backsplash. Whether you're searching for a low-maintenance primary residence or an income-producing property, this condo offers plenty of potential to make it your own. Community amenities include a pool, clubhouse, tennis courts, and playgrounds, all conveniently located near shopping, dining, downtown Columbia, and major interstates. A great v

Key facts

• Laminate flooring
• Galley-style kitchen
• Community amenities

Tags

• LAMINATE FLOORING
• GALLEY-STYLE KITCHEN
• PAINTED CABINETRY
• TILE BACKSPLASH
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• Other: GPS friendly directions
• HOA & community: Has association; Association maintains clubhouse, common areas, exterior, front yards, roads and trash; Association provides pool, tennis courts, playground, pest control and green areas; Association includes water

Exterior

• Parking: 2 parking spaces
• Security: Gated community; Security cameras
• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Slab foundation
• Exterior features: Wood and other exterior finish; Paved road access; Gated community; Community pool; Tennis courts; Playground; Green areas

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Central cooling
• Interior features: Cable TV available; Security cameras; Sidewalks in the community

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $42k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — 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; 33 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 $294 of loan paydown is wiped out by about $1k 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 34 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $2k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $42k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 69% of rent.

Recommended offer $41,225 (3.0% 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 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.42% ✓
• Cap rate: 1.19%
• Cash-on-cash: -18.23%
• DSCR: 0.19
• GRM: 3.4

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: -39.3%
• Equity multiple: -0.33×
• Total profit: $-15,843
• Equity at exit: $6,337

10-year hold

• IRR: -20.8%
• Equity multiple: -0.49×
• Total profit: $-17,776
• Equity at exit: $3,675

Cash invested: $11,900 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,030 high
• Mortgage (P&I): −$223
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$18
• HOA est. from 1 same-building comp: −$712
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-181

Break-even live

Break-even rent $1,259

Max offer price $10,559

Occupancy floor —

Sensitivity live

Price	-10% $-157	-5% $-169	+0% $-181	+5% $-193	+10% $-205
Rent	-10% $-262	-5% $-221	+0% $-181	+5% $-140	+10% $-99
Rate	-1.0pp $-159	-0.5pp $-170	base $-181	+0.5pp $-192	+1.0pp $-203

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1218 Old Manor Rd Columbia, SC	1.0	1.0	672	$825	$1.23	24d	1	0.03mi
1018 Old Manor Rd Unit BG1018 Columbia, SC	1.0	1.0	672	$1,075	$1.60	24d	1	0.10mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	24d	1	0.11mi
324 Menlo Dr Unit BG0324 Columbia, SC	2.0	1.0	912	$1,175	$1.29	14d	1	0.12mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$975	$0.90	19d	3	0.15mi
416 Old Manor Rd Unit BG416 Columbia, SC	1.0	1.0	678	$1,000	$1.47	24d	1	0.18mi
414 Old Manor Rd Unit BG414 Columbia, SC	1.0	1.0	672	$1,000	$1.49	24d	1	0.18mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,054	$1.66	11d	24	0.34mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$900	$0.98	11d	9	0.53mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$940	$1.08	11d	32	0.69mi
1725 Kathleen Dr Unit B Columbia, SC	2.0	2.0	1100	$1,275	$1.16	24d	1	0.72mi
1401 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	1000	$945	$0.94	14d	9	0.79mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$815	$0.93	11d	25	0.83mi
2025 Apple Valley Rd Unit B Columbia, SC	2.0	1.0	842	$925	$1.10	24d	1	0.89mi
2218 Apple Valley Rd Apt B Columbia, SC	2.0	1.0	900	$995	$1.11	24d	1	0.91mi
1601 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	706	$799	$1.13	14d	51	0.95mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$915	$0.89	24d	13	0.98mi
313 Cambout St Columbia, SC	2.0	2.0	1100	$1,450	$1.32	24d	1	1.01mi
1211 Metze Rd Unit G3 Columbia, SC	2.0	2.0	826	$1,100	$1.33	21d	1	1.01mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1050	$1,050	$1.00	15d	4	1.06mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1000	$1,072	$1.07	24d	3	1.06mi
1800 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	986	$720	$0.73	11d	62	1.15mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	24d	1	1.32mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	19d	1	1.32mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	24d	1	1.32mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	21d	1	1.33mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	24d	1	1.34mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	3d	1	1.34mi
169 Brook Pines Dr Columbia, SC	1.0–2.0	1.0	700	$845	$1.21	11d	26	1.42mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$849	$0.91	24d	1	1.42mi
1011 Beatty Rd Unit B4 Columbia, SC	1.0	1.0	660	$800	$1.21	24d	1	1.43mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,100	$1.09	24d	5	1.44mi
601 St Andrews Rd Columbia, SC	1.0–3.0	1.0–2.0	1085	$1,080	$1.00	3d	19	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $42,500 Active 34 DOM
2. 2026-06-17
   days on market $42,500 Active 33 DOM
3. 2026-06-16
   days on market $42,500 Active 32 DOM
4. 2026-06-15
   days on market $42,500 Active 31 DOM
5. 2026-06-14
   days on market $42,500 Active 29 DOM
6. 2026-06-10
   days on market $42,500 Active 26 DOM
7. 2026-06-09
   days on market $42,500 Active 25 DOM
8. 2026-06-08
   days on market $42,500 Active 24 DOM
9. 2026-06-07
   days on market $42,500 Active 23 DOM
10. 2026-06-03
    days on market $42,500 Active 19 DOM
11. 2026-06-03
    days on market $42,500 Active 18 DOM
12. 2026-06-01
    pricedays on market $42,500 Active 17 DOM
13. 2026-05-31
    days on market $45,000 Active 16 DOM
14. 2026-05-15
    listed $45,000 Active
15. 2026-03-16
    historical
16. 2025-11-18
    status Active
17. 2025-10-02
    status Pending
18. 2025-09-17
    historical Active - Contingent
19. 2025-09-10
    listed $49,900 Active
20. 2018-07-17
    soldstatus $16,750
21. 2018-03-21
    price $18,000
22. 2012-07-24
    soldstatus $20,000
23. 2005-06-27
    soldstatus $200,000

ⓘ 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: $502 · $42/mo
• Projected year-2 tax: $502 · $42/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: $12,359
• − Mortgage interest: −$2,381
• − Property taxes: −$502
• − Insurance: −$212
• − Repairs & maintenance: −$989
• − Management: −$989
• − HOA: −$8,544
• − Depreciation: −$1,236
• Taxable loss: −$2,494
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $-1,571/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

-77.5% since first listed

10 events — show timeline

• 2026-05-15 Listed $45,000 Consolidated MLS
• 2026-03-16 Delisted — Consolidated MLS
• 2025-11-18 Relisted — Consolidated MLS
• 2025-10-02 Pending — Consolidated MLS
• 2025-09-17 Contingent — Consolidated MLS
• 2025-09-10 Listed $49,900 Consolidated MLS
• 2018-07-17 Sold (Public Records) $16,750 Public Records
• 2018-03-21 Price Changed $18,000 Consolidated MLS
• 2012-07-24 Sold (Public Records) $20,000 Public Records
• 2005-06-27 Sold (Public Records) $200,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $502 · +2.4% YoY. Source: county tax records.