23 Rose Dr · Columbia, SC 29205-4535

$169,900

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 88 Days on market

Built 1954 7,405 sqft 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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• DSCR +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

INVESTORS: TENANT OCCUPPIED, Great cash flow for turnkey investment. Great Location on quiet street adjacent to Owens Field Soccer fields. Vinyl home built in 1955 on crawl space with 2 bedrooms and 1.5 baths. This open floor plan home was remodeled 2 years ago to include: All new interior Paint, new waterproof vinyl plank floors, new counter tops, and new lights/fans. In addition, gaspac HVAC was replaced 2 years ago. Replacement windows installed and roof installed about 10 years ago. Separate laundry room with good storage. Tenant lease expires 6/30/26 and would like to renew. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Quiet street
• Remodeled
• New counter tops

Tags

• QUIET STREET
• REMODELED
• NEW INTERIOR PAINT
• NEW COUNTER TOPS
• NEW LIGHTS FANS
• GASPAC HVAC REPLACED

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Thermopane windows
• Home design: Single-story home; House faces east
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Formica countertops; Stained wood cabinets; Built-in range; Refrigerator; Ceiling fan in kitchen
• Bedrooms: Primary bedroom on the main level; Second bedroom on the main level
• Flooring: Luxury vinyl plank flooring in living areas and kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas pack heating; Gas pack cooling
• Interior features: Ceiling fan in the living area; Utility room; Cable TV available
• Laundry & utility: Electric hookup; Heated laundry space; Laundry in utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (29.5% below list).
• Recommended offer: $120k (29.5% below list) — sets the bar for 1% rule.

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: Rosewood Elementary (math 72% / reading 72%, grade A-, #26 of 597 statewide, top 5%, 329 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 71% at this address vs 31% district-wide (+40 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: 2 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $119,811 (29.5% 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 88 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.1%
• Equity multiple: 1.29×
• Total profit: $13,927
• Equity at exit: $76,394

10-year hold

• IRR: 8.1%
• Equity multiple: 2.23×
• Total profit: $58,607
• Equity at exit: $117,733

Cash invested: $47,572 (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 29205-4535

• Active inventory: 2
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$891
• Tax from tax record: −$86 /mo · $1,038/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-102

Break-even live

Break-even rent $1,327

Max offer price $151,925

Occupancy floor —

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3610 Timberlane Dr Unit 3605-B4 Ed Columbia, SC	1.0	1.0	695	$900	$1.29	23d	1	0.14mi
3610 Timberlane Dr Unit 3610-E4 Ti Columbia, SC	1.0	1.0	695	$915	$1.32	19d	1	0.14mi
3605 Edmond Dr Columbia, SC	1.0	1.0	695	$900	$1.29	23d	1	0.15mi
1 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,745	$1.69	23d	1	0.24mi
3732 Hickory St Columbia, SC	2.0	1.5	840	$1,350	$1.61	23d	1	0.25mi
21 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,498	$1.45	11d	1	0.26mi
3626 Hydrangea St Columbia, SC	2.0	1.0	800	$1,040	$1.30	21d	1	0.35mi
823 S Kilbourne Rd Columbia, SC	2.0	1.0	743	$1,100	$1.48	23d	1	0.37mi
23 Cavalier Ct Unit A Columbia, SC	2.0	1.0	871	$1,300	$1.49	23d	1	0.42mi
828 Suber St Unit E Columbia, SC	2.0	1.0	1100	$995	$0.90	11d	1	0.50mi
1324 Deerwood St Unit 1 Columbia, SC	2.0	2.0	1030	$1,350	$1.31	23d	1	0.55mi
3800 Plowden Rd Unit D6 Columbia, SC	1.0	1.0	668	$800	$1.20	21d	1	0.56mi
3901 Bright Ave Columbia, SC	3.0	1.0	1047	$1,380	$1.32	14d	1	0.57mi
2748 Montgomery Ave Unit 2748 Columbia, SC	1.0	1.0	612	$1,590	$2.60	14d	1	0.62mi
2746 Montgomery Ave Unit 2746 Columbia, SC	1.0	1.0	612	$1,590	$2.60	14d	1	0.62mi
3840 Overbrook Dr Columbia, SC	2.0	2.0	900	$1,595	$1.77	23d	1	0.65mi
2725 Kingswood Dr Columbia, SC	3.0	1.0	940	$1,500	$1.60	23d	1	0.68mi
721 Deerwood St Columbia, SC	2.0	1.0	1000	$1,150	$1.15	14d	1	0.69mi
508 Deerwood St Unit 516 Columbia, SC	1.0	1.0	600	$995	$1.66	23d	1	0.81mi
114 Easy St Columbia, SC	2.0	2.0	1100	$1,500	$1.36	11d	1	0.84mi
1649 S Beltline Blvd Columbia, SC	2.0	1.0	900	$1,250	$1.39	23d	1	0.84mi
524 S Beltline Blvd Columbia, SC	2.0	1.0	1050	$1,300	$1.24	23d	1	0.87mi
13 Acme St Columbia, SC	3.0	1.0	900	$1,300	$1.44	23d	1	0.92mi
3125 Heyward St Unit B Columbia, SC	2.0	1.0	1100	$1,600	$1.45	23d	1	1.01mi
1840 Tall Pines Cir Columbia, SC	3.0	1.5	1021	$1,350	$1.32	14d	1	1.02mi
320 S Beltline Blvd Columbia, SC	2.0	1.0	800	$1,048	$1.31	23d	5	1.03mi
108 Kilbourne Rd Unit 110 Columbia, SC	2.0	1.0	680	$1,300	$1.91	23d	1	1.04mi
1908 Tall Pines Cir Unit 4 Columbia, SC	1.0	1.0	750	$900	$1.20	23d	1	1.06mi
318 S Woodrow St Columbia, SC	2.0	1.0	1103	$1,700	$1.54	23d	1	1.08mi
222 Prospect St Unit 224 Columbia, SC	2.0	1.0	750	$1,250	$1.67	23d	1	1.10mi
1051 Southern Dr Unit 1356279P Columbia, SC	1.0	1.0	645	$1,114	$1.73	21d	1	1.20mi
500 Gills Creek Pkwy Columbia, SC	1.0–2.0	1.0–2.0	807	$1,375	$1.70	11d	27	1.21mi
3800 Wilmot Ave Columbia, SC	2.0	1.0	720	$1,500	$2.08	23d	1	1.21mi
4319 Wilmot Ave Columbia, SC	3.0	1.0	1000	$1,650	$1.65	23d	1	1.22mi
501 Pelham Dr Columbia, SC	1.0–2.0	1.0–2.0	805	$1,625	$2.02	2d	24	1.23mi
4425 E Chapel Rd Columbia, SC	1.0	1.0	607	$1,025	$1.69	23d	2	1.25mi
209 S Harden St Unit 04 Columbia, SC	2.0	1.0	800	$1,050	$1.31	23d	1	1.32mi
4103 Devine St Columbia, SC	1.0	1.0	785	$1,072	$1.37	23d	1	1.43mi
334 S Bull St Columbia, SC	2.0	1.0	715	$1,025	$1.43	23d	1	1.45mi

Listing history 2 events

1. 2026-05-31
   days on market $169,900 Active 88 DOM
2. 2026-03-03
   listed $169,900 Active

ⓘ 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: $1,038 · $86/mo
• Projected year-2 tax: $1,038 · $86/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 5/10 Major FEMA zone X (unshaded) · 52% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $14,377
• − Mortgage interest: −$9,517
• − Property taxes: −$1,038
• − Insurance: −$850
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$4,943
• Taxable loss: −$4,270
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $-196/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-03-03 Listed $169,900 Consolidated MLS

Property tax history

+15.6%/yr

Latest (2025): $1,038 · +2.1% YoY. Source: county tax records.