436 Guard Tower Ln · Capitol View, SC 29209

$219,900

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 17 Days on market

Built 2009 7,405 sqft lot $26/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).

• Cash flow +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.4/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and thoughtfully refreshed throughout, this well-maintained Columbia home offers exceptional value with meaningful updates inside and out. Fresh interior paint in a clean, neutral palette and new carpet throughout the living room, hallway, bedrooms, and primary closet create a bright, welcoming atmosphere, while the kitchen features updated cabinetry, a brand-new built-in microwave, and functional improvements that make everyday living easy. Both bathrooms have been refreshed, including a refinished tub and shower surround, updated vanity cabinetry. One of the home's most significant upgrades is a brand-new 3-ton HVAC system, providing year-round comfort and peace of mind. Con

Key facts

• Move-in ready
• Updated cabinetry
• Refinished tub

Tags

• UPDATED CABINETRY
• BUILT-IN MICROWAVE
• REFINISHED TUB
• UPDATED VANITY CABINETRY
• NEW HVAC SYSTEM
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Home is part of an association

Exterior

• Parking: Attached 2-car garage (2 parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single-story house; House faces northeast; Aluminum and partial brick above foundation exterior finish
• Construction: Slab foundation
• Exterior features: Patio; Paved road access; Property sits on approximately 0.17 acres

Interior

• Kitchen: Dishwasher; Microwave (above stove); Free-standing range; Formica countertops
• Bedrooms: Master bedroom on the main level with double vanity and walk-in closet
• Flooring: Carpet in bedrooms and living room; Tile in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceiling in living room; Ceiling fan in living room; Formica countertops in kitchen; Tile flooring in kitchen; Patio access
• Laundry & utility: Utility room laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $81 ($975/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (16.1% below list).
• Recommended offer: $184k (16.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Mill Creek Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 339 students, 100% FRL); Hopkins Middle (math 8% / reading 17%, grade F, #213 of 229 statewide, top 94%, 493 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 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 (+2.1%/yr); 298 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 38% of the median local income ($59k/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 $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

• It's been on market 17 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $55k; list at $220k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,479 (16.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.84% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.48×
• Total profit: $-32,211
• Equity at exit: $32,788

10-year hold

• IRR: -7.6%
• Equity multiple: 0.54×
• Total profit: $-28,448
• Equity at exit: $19,013

Cash invested: $61,572 (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 29209

• Rents YoY: 2.1%
• Active inventory: 298
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$92
• HOA: −$26
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $81

Break-even live

Break-even rent $1,742

Max offer price $219,900

Occupancy floor 91%

Sensitivity live

Price	-10% $206	-5% $143	+0% $81	+5% $19	+10% $-43
Rent	-10% $-64	-5% $8	+0% $81	+5% $154	+10% $227
Rate	-1.0pp $192	-0.5pp $137	base $81	+0.5pp $24	+1.0pp $-34

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2705 Prince Charles Ct Columbia, SC	4.0	2.0	1466	$1,906	$1.30	25d	1	0.31mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	25d	1	0.46mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	25d	1	0.47mi
2769 Prince Charles Ct Columbia, SC	3.0	2.5	1617	$1,850	$1.14	13d	1	0.49mi
149 Moores Creek Dr Columbia, SC	3.0	2.0	1600	$2,069	$1.29	16d	1	0.70mi
3 Ashley's Pl Unit 04 Columbia, SC	2.0	1.5	1100	$995	$0.90	25d	1	0.71mi
1101 Hallbrook Dr Columbia, SC	1.0–3.0	1.0–2.0	1050	$1,229	$1.17	16d	1	0.85mi
7524 Marie St Columbia, SC	3.0	1.0	1075	$1,350	$1.26	23d	1	1.22mi
1727 Sandra Dr Columbia, SC	4.0	2.5	1750	$1,900	$1.09	13d	1	1.30mi
4022 Ulmer Rd Columbia, SC	2.0–3.0	1.0–2.0	1202	$1,322	$1.10	21d	1	1.43mi
7743 Garners Ferry Rd Columbia, SC	1.0–3.0	1.0–2.5	1045	$2,534	$2.42	4d	19	1.43mi
352 Sandbach Rd Columbia, SC	4.0	2.5	1976	$2,300	$1.16	16d	1	1.44mi
72 Blue Fescue Way Columbia, SC	4.0	2.5	2075	$2,233	$1.08	16d	1	1.44mi
7015 Mirror Lake Rd Columbia, SC	3.0	2.0	2043	$1,800	$0.88	25d	1	1.44mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	16d	1	1.45mi
79 Blue Fescue Way Columbia, SC	4.0	2.5	2075	$2,295	$1.11	13d	1	1.45mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	16d	1	1.49mi

HOA detail

• Monthly dues: $26 · $312/yr

Listing history 11 events

1. 2026-06-21
   days on market $219,900 Active 17 DOM
2. 2026-06-18
   days on market $219,900 Active 14 DOM
3. 2026-06-17
   days on market $219,900 Active 13 DOM
4. 2026-06-16
   days on market $219,900 Active 12 DOM
5. 2026-06-15
   days on market $219,900 Active 11 DOM
6. 2026-06-14
   days on market $219,900 Active 9 DOM
7. 2026-06-10
   days on market $219,900 Active 6 DOM
8. 2026-06-09
   days on market $219,900 Active 5 DOM
9. 2026-06-08
   days on market $219,900 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $219,900 Active 3 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: $1,264 · $105/mo
• Projected year-2 tax: $1,264 · $105/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $22,137
• − Mortgage interest: −$12,318
• − Property taxes: −$1,264
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − HOA: −$312
• − Depreciation: −$6,397
• Taxable loss: −$2,795
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $1,646/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 — Capitol View

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

Census & demographics

• County: Richland County · 389,530 people
• Metro: Columbia, SC
• Population (ZIP): 38,041
• Household income: $58,772
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1716.0

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 0.62)
• Race & ethnicity: Black 48% White 39% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Arabic 1% Other Indo-European 1%

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: ▼ -142.10%
• Current HPI: 205.5679
• Rent YoY: ▲ 2.08%
• 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

+299.8% since first listed

3 events — show timeline

• 2026-06-04 Listed $219,900 Consolidated MLS
• 2026-01-09 Listed $236,000 Consolidated MLS
• 2008-07-10 Sold (Public Records) $55,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,264 · +4.2% YoY. Source: county tax records.