1321 Lotus St · Columbia, SC 29205-4723

$94,000

3 bd · 1.0 ba · 1,031 sqft · SingleFamily public records · 36 Days on market

Built 1955 6,969 sqft lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling ALL Investors!!! Welcome to1321 Lotus in the heart of Rosewood an amazing investment opportunity close to all things Columbia. A Variety of local shops, eateries and activities close by. This property is situated in an excellent school district at the end of a quiet street. While the three-bedroom, one-bathroom home requires renovation, its prime location offers significant potential. Don't miss out! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Quiet street
• Prime location
• 6,969 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• EXCELLENT SCHOOL DISTRICT
• QUIET STREET
• PRIME LOCATION

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-story residence
• Construction: Crawlspace foundation
• Exterior features: Brick exterior on all sides above the foundation; Paved road access; Public water

Interior

• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: Total heated area 1,031

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.

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: South Kilbourne Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 296 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.
• Market conditions: 1 active listings in the ZIP; 35 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

• In year one you build about $3k of equity ($650 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $94k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,180 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1955 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.97%
• DSCR: 2.24
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $224,758
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Chevis St	0.31mi	2/2.0 (-1)	1,116 (+8%)	2mo	$243,000	$218	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.9%
• Equity multiple: 2.91×
• Total profit: $50,353
• Equity at exit: $42,266

10-year hold

• IRR: 34.1%
• Equity multiple: 5.73×
• Total profit: $124,466
• Equity at exit: $65,138

Cash invested: $26,320 (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 29205-4723

• Active inventory: 1
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$493
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $613

Break-even live

Break-even rent $701

Max offer price $94,000

Occupancy floor 53%

Sensitivity live

Price	-10% $667	-5% $640	+0% $613	+5% $587	+10% $560
Rent	-10% $497	-5% $555	+0% $613	+5% $672	+10% $730
Rate	-1.0pp $661	-0.5pp $637	base $613	+0.5pp $589	+1.0pp $564

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3626 Hydrangea St Columbia, SC	2.0	1.0	800	$1,040	$1.30	21d	1	0.20mi
3732 Hickory St Columbia, SC	2.0	1.5	840	$1,350	$1.61	24d	1	0.28mi
1 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,745	$1.69	24d	1	0.33mi
21 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,498	$1.45	11d	1	0.35mi
1324 Deerwood St Unit 1 Columbia, SC	2.0	2.0	1030	$1,350	$1.31	24d	1	0.41mi
823 S Kilbourne Rd Columbia, SC	2.0	1.0	743	$1,100	$1.48	24d	1	0.42mi
23 Cavalier Ct Unit A Columbia, SC	2.0	1.0	871	$1,300	$1.49	24d	1	0.46mi
914 Chevis St Columbia, SC	3.0	2.0	1280	$2,100	$1.64	24d	1	0.49mi
828 Suber St Unit E Columbia, SC	2.0	1.0	1100	$995	$0.90	11d	1	0.52mi
3425 Manor Ave Columbia, SC	3.0	2.0	1200	$2,100	$1.75	11d	1	0.56mi
3901 Bright Ave Columbia, SC	3.0	1.0	1047	$1,380	$1.32	14d	1	0.57mi
1649 S Beltline Blvd Columbia, SC	2.0	1.0	900	$1,250	$1.39	24d	1	0.66mi
721 Deerwood St Columbia, SC	2.0	1.0	1000	$1,150	$1.15	14d	1	0.68mi
3840 Overbrook Dr Columbia, SC	2.0	2.0	900	$1,595	$1.77	24d	1	0.71mi
13 Acme St Columbia, SC	3.0	1.0	900	$1,300	$1.44	24d	1	0.82mi
2725 Kingswood Dr Columbia, SC	3.0	1.0	940	$1,500	$1.60	24d	1	0.84mi
1840 Tall Pines Cir Columbia, SC	3.0	1.5	1021	$1,350	$1.32	14d	1	0.84mi
524 S Beltline Blvd Columbia, SC	2.0	1.0	1050	$1,300	$1.24	24d	1	0.87mi
102 Burdock Cir Columbia, SC	4.0	2.0	1451	$1,550	$1.07	21d	1	0.88mi
19 Graymont Cir Unit NA Columbia, SC	3.0	2.0	1250	$2,400	$1.92	24d	1	0.95mi
1 Graymont Cir Columbia, SC	3.0	2.5	1400	$2,175	$1.55	24d	1	0.96mi
114 Easy St Columbia, SC	2.0	2.0	1100	$1,500	$1.36	11d	1	0.99mi
2218 Holt Dr Columbia, SC	4.0	3.5	1400	$2,400	$1.71	24d	1	1.01mi
320 S Beltline Blvd Columbia, SC	2.0	1.0	800	$1,048	$1.31	24d	5	1.05mi
501 Pelham Dr Columbia, SC	1.0–2.0	1.0–2.0	805	$1,625	$2.02	3d	24	1.16mi
500 Gills Creek Pkwy Columbia, SC	1.0–2.0	1.0–2.0	807	$1,375	$1.70	11d	27	1.17mi
3125 Heyward St Unit B Columbia, SC	2.0	1.0	1100	$1,600	$1.45	24d	1	1.17mi
3125 Heyward St Unit A Columbia, SC	3.0	1.0	1200	$2,400	$2.00	24d	1	1.17mi
317 Beltline Blvd Unit 1 Columbia, SC	3.0	1.0	1150	$1,200	$1.04	24d	1	1.20mi
222 Prospect St Unit 224 Columbia, SC	2.0	1.0	750	$1,250	$1.67	24d	1	1.22mi
318 S Woodrow St Columbia, SC	2.0	1.0	1103	$1,700	$1.54	24d	1	1.26mi
4319 Wilmot Ave Columbia, SC	3.0	1.0	1000	$1,650	$1.65	24d	1	1.28mi
3800 Wilmot Ave Columbia, SC	2.0	1.0	720	$1,500	$2.08	24d	1	1.31mi
405 S Edisto Ave Columbia, SC	3.0	1.0	1450	$2,200	$1.52	24d	1	1.36mi
209 S Harden St Unit 04 Columbia, SC	2.0	1.0	800	$1,050	$1.31	24d	1	1.50mi

Listing history 27 events

1. 2026-06-01
   statusdays on market $94,000 Pending 36 DOM
2. 2026-05-31
   days on market $94,000 Active 35 DOM
3. 2026-05-21
   price $94,000
4. 2026-04-27
   listed $99,000 Active
5. 2026-02-10
   soldstatus $55,000
6. 2025-05-22
   status Pending
7. 2025-05-08
   listed $39,000 Active
8. 2024-10-20
   historical Active Under Contract
9. 2024-10-20
   status Active
10. 2024-09-16
    price $188,000
11. 2024-09-06
    listed $195,000 Active
12. 2024-08-25
    historical
13. 2024-05-24
    listed $195,000 Active
14. 2024-03-12
    price $183,900
15. 2024-03-11
    price $183,900
16. 2023-12-01
    price $185,000
17. 2023-11-30
    price $185,000
18. 2023-11-06
    price $196,000
19. 2023-11-02
    price $196,000
20. 2023-10-12
    price $200,000
21. 2023-10-11
    listed $200,000,000 Active
22. 2023-10-11
    listed $200,000 Active
23. 2023-05-22
    soldstatus $100,000
24. 2023-03-28
    status Active
25. 2023-03-15
    historical Active - Contingent
26. 2023-02-22
    listed $110,000 Active
27. 1986-12-01
    soldstatus $32,425

ⓘ 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: $260 · $22/mo
• Projected year-2 tax: $536 · $45/mo
• Expected delta: +$276/yr (+$23/mo · 106.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 96% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $17,729
• − Mortgage interest: −$5,265
• − Property taxes: −$260
• − Insurance: −$470
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$2,735
• Taxable income: $6,162
• Est. tax owed @ 24.0%: −$1,479
• After-tax cash flow: $5,881/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

+189.9% since first listed

25 events — show timeline

• 2026-05-21 Price Changed $94,000 Consolidated MLS
• 2026-04-27 Listed $99,000 Consolidated MLS
• 2026-02-10 Sold (Public Records) $55,000 Public Records
• 2025-05-22 Pending — Consolidated MLS
• 2025-05-08 Listed $39,000 Consolidated MLS
• 2024-10-20 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2024-10-20 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2024-09-16 Price Changed $188,000 CANOPYMLS as Distributed by MLS Grid
• 2024-09-06 Listed $195,000 CANOPYMLS as Distributed by MLS Grid
• 2024-08-25 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2024-05-24 Listed $195,000 Consolidated MLS
• 2024-03-12 Price Changed $183,900 Consolidated MLS
• 2024-03-11 Price Changed $183,900 CANOPYMLS as Distributed by MLS Grid
• 2023-12-01 Price Changed $185,000 Consolidated MLS
• 2023-11-30 Price Changed $185,000 CANOPYMLS as Distributed by MLS Grid
• 2023-11-06 Price Changed $196,000 CANOPYMLS as Distributed by MLS Grid
• 2023-11-02 Price Changed $196,000 Consolidated MLS
• 2023-10-12 Price Changed $200,000 Consolidated MLS
• 2023-10-11 Listed $200,000 CANOPYMLS as Distributed by MLS Grid
• 2023-10-11 Listed $200,000,000 Consolidated MLS
• 2023-05-22 Sold (Public Records) $100,000 Public Records
• 2023-03-28 Relisted — Consolidated MLS
• 2023-03-15 Contingent — Consolidated MLS
• 2023-02-22 Listed $110,000 Consolidated MLS
• 1986-12-01 Sold (Public Records) $32,425 Public Records

Property tax history

-13.0%/yr

Latest (2025): $260 · -90.5% YoY. Source: county tax records.