190 Morningside Dr · St. Andrews, SC 29210

$156,500

3 bd · 2.0 ba · 2,284 sqft · SingleFamily public records · 50 Days on market

Built 1964 0.43 ac lot Est $212k · 26% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• 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

Solid brick, one-story ranch offering great potential for renovation or investment. This 3-bedroom, 2-bath home features a kitchen with tile flooring, tile countertops, and a matching tile backsplash. The living room, family room, and dining room all include classic parquet flooring. The primary bedroom offers carpet flooring and a private en-suite bath. Two additional bedrooms—one with carpet and one with hardwood—provide flexible space for guests, office, or hobbies. With repairs and updates needed, this property presents an excellent opportunity to customize and add value. "Due to condition, the property may have health/safety risk(s). Prior to entry / access, all partie

Key facts

• Parquet flooring
• Tile countertops
• Tile flooring

Tags

• BRICK RANCH
• TILE FLOORING
• TILE COUNTERTOPS
• TILE BACKSPLASH
• PARQUET FLOORING
• PRIVATE EN-SUITE BATH

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-story residence
• Construction: Brick exterior on all sides above foundation with wood fiber/Masonite accents; Crawlspace foundation
• Exterior features: Shed on the property; Paved road access; Approximately 0.43-acre lot; Public water

Interior

• Kitchen: Tile floor with tiled backsplash; Tile countertops
• Bedrooms: Main-level primary bedroom with double vanity, tub/shower, ceiling fan, and carpeted floors; Main-level second bedroom with ceiling fan, private closet, and carpeted floors; Main-level third bedroom with ceiling fan, private closet, and hardwood floors
• Flooring: Carpet in bedrooms; Hardwood in one bedroom; Parquet floors in living and formal areas; Tile in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Heat pump serving the first level
• Interior features: One fireplace; Recessed lights; Parquet flooring in living and formal living areas; Molding in formal dining room; French doors in formal living room
• Laundry & utility: Main-level laundry in a closet with electric hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $156k).
• Recommended offer: $152k (3.0% 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: Pine Grove Elementary (math 24% / reading 15%, grade F, #496 of 597 statewide, top 83%, 541 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); 146 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k 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 $44k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $156k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $151,805 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $212,412
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 Beatty Road Rd	0.63mi	3/2.0	2,424 (+6%)	7mo	$225,000	$93	55

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 · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,166
• Equity at exit: $23,335

10-year hold

• IRR: 9.7%
• Equity multiple: 1.82×
• Total profit: $35,779
• Equity at exit: $13,531

Cash invested: $43,820 (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: 146
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$821
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $296

Break-even live

Break-even rent $1,262

Max offer price $156,500

Occupancy floor 77%

Sensitivity live

Price	-10% $385	-5% $340	+0% $296	+5% $252	+10% $208
Rent	-10% $167	-5% $232	+0% $296	+5% $361	+10% $425
Rate	-1.0pp $375	-0.5pp $336	base $296	+0.5pp $256	+1.0pp $214

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: $39,125
• Closing costs: $4,695
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Grayson Grove Ct Columbia, SC	2.0	2.5	1600	$1,695	$1.06	24d	1	0.86mi

Listing history 21 events

1. 2026-06-21
   days on market $156,500 Active 50 DOM
2. 2026-06-18
   days on market $156,500 Active 47 DOM
3. 2026-06-17
   days on market $156,500 Active 46 DOM
4. 2026-06-16
   days on market $156,500 Active 45 DOM
5. 2026-06-15
   days on market $156,500 Active 44 DOM
6. 2026-06-14
   days on market $156,500 Active 42 DOM
7. 2026-06-10
   days on market $156,500 Active 39 DOM
8. 2026-06-09
   days on market $156,500 Active 38 DOM
9. 2026-06-08
   days on market $156,500 Active 37 DOM
10. 2026-06-07
    pricedays on market $156,500 Active 36 DOM
11. 2026-06-03
    days on market $166,500 Active 32 DOM
12. 2026-06-03
    days on market $166,500 Active 31 DOM
13. 2026-06-01
    days on market $166,500 Active 30 DOM
14. 2026-05-31
    days on market $166,500 Active 29 DOM
15. 2026-05-02
    listed $166,500 Active
16. 2024-08-31
    status Pending
17. 2024-08-30
    status Active
18. 2024-08-21
    status Pending
19. 2024-08-09
    price $185,000
20. 2024-08-03
    listed $199,500 Active
21. 1999-03-18
    soldstatus $89,000

ⓘ 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: $1,329 · $111/mo
• Projected year-2 tax: $1,329 · $111/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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,638
• − Mortgage interest: −$8,766
• − Property taxes: −$1,329
• − Insurance: −$782
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$4,553
• Taxable income: $1,065
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $3,298/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

+87.1% since first listed

7 events — show timeline

• 2026-05-02 Listed $166,500 Consolidated MLS
• 2024-08-31 Pending — Consolidated MLS
• 2024-08-30 Relisted — Consolidated MLS
• 2024-08-21 Pending — Consolidated MLS
• 2024-08-09 Price Changed $185,000 Consolidated MLS
• 2024-08-03 Listed $199,500 Consolidated MLS
• 1999-03-18 Sold (Public Records) $89,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,329 · +4.2% YoY. Source: county tax records.