209 Quail Creek Dr · Columbia, SC 29601-0000

$169,900

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 16 Days on market

Built 1977 0.25 ac 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 +11.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the possibilities in this charming 3-bedroom, 2-bath home featuring a bright, open-concept layout that seamlessly connects the kitchen and living room—perfect for modern living and effortless entertaining. The spacious main living area offers a welcoming atmosphere with plenty of room to gather, relax, or customize to fit your style. Step outside to enjoy a nicely sized, fully fenced backyard—ideal for pets, play, gardening, or hosting outdoor get-togethers. Whether you're looking for your first home, an investment opportunity, or a place to create your dream space, this property is full of opportunity. Come see the potential and imagine the possibilities! Disclaimer:

Key facts

• Open-concept layout
• 0.25 acre lot
• Built 1977

Tags

• OPEN-CONCEPT LAYOUT
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Quarter-acre lot; Paved road access
• Construction: Slab foundation
• Exterior features: Exterior finish: Other

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-64 ($-764/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (9.9% below list).
• Recommended offer: $153k (9.9% 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: Caughman Road Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 707 students, 100% FRL); Southeast Middle (math 7% / reading 19%, grade F, #210 of 229 statewide, top 93%, 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: 1 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.
• 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 16 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire 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 $153,146 (9.9% 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. Built in 1977 — 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. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 9.2

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: 6.0%
• Equity multiple: 1.35×
• Total profit: $16,496
• Equity at exit: $76,394

10-year hold

• IRR: 9.0%
• Equity multiple: 2.36×
• Total profit: $64,550
• 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 29601-0000

• Active inventory: 1
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$891
• Tax from tax record: −$312 /mo · $3,741/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-64

Break-even live

Break-even rent $1,612

Max offer price $158,654

Occupancy floor 99%

Sensitivity live

Price	-10% $33	-5% $-16	+0% $-64	+5% $-112	+10% $-160
Rent	-10% $-185	-5% $-124	+0% $-64	+5% $-3	+10% $57
Rate	-1.0pp $22	-0.5pp $-20	base $-64	+0.5pp $-108	+1.0pp $-152

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	16d	1	0.60mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	25d	1	0.68mi
429 Mockernut Ln Columbia, SC	3.0	1.0	1010	$1,250	$1.24	25d	1	0.74mi
101 Shagbark Ave Columbia, SC	3.0	1.0	1000	$1,295	$1.29	21d	1	0.84mi
345 Bevington Brook Ln Hopkins, SC	3.0	2.0	1475	$2,195	$1.49	25d	1	0.96mi
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	25d	1	1.37mi
305 Shoreditch Dr Columbia, SC	3.0	1.5	1378	$1,586	$1.15	21d	1	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $169,900 Active 16 DOM
2. 2026-06-18
   days on market $169,900 Active 13 DOM
3. 2026-06-17
   days on market $169,900 Active 12 DOM
4. 2026-06-16
   days on market $169,900 Active 11 DOM
5. 2026-06-15
   days on market $169,900 Active 10 DOM
6. 2026-06-14
   days on market $169,900 Active 8 DOM
7. 2026-06-10
   days on market $169,900 Active 5 DOM
8. 2026-06-09
   days on market $169,900 Active 4 DOM
9. 2026-06-08
   days on market $169,900 Active 3 DOM
10. 2026-06-07
    remarks 687-char remark
11. 2026-06-07
    listed $169,900 Active 2 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: $3,741 · $312/mo
• Projected year-2 tax: $3,741 · $312/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $18,378
• − Mortgage interest: −$9,517
• − Property taxes: −$3,741
• − Insurance: −$850
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,943
• Taxable loss: −$3,613
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $103/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

No demographic data for this ZIP.

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

+257.7% since first listed

6 events — show timeline

• 2026-06-05 Listed $169,900 Consolidated MLS
• 2022-11-07 Sold (Public Records) $761,051 Public Records
• 2019-12-30 Sold (Public Records) $75,000 Public Records
• 2014-06-26 Sold (Public Records) $80,000 Public Records
• 2009-12-29 Sold (Public Records) $85,000 Public Records
• 1986-04-01 Sold (Public Records) $47,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,741 · +2.5% YoY. Source: county tax records.