5527 Holmes Ave · Columbia, SC 29203

$139,000

2 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 91 Days on market

Built 1969 0.26 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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential of this all-brick 3-bedroom, 2-bath home with a bonus/flex room offering approximately 1,565 square feet of living space in an established Columbia neighborhood. The seller has already completed several of the big-ticket improvements, including updates to the roof, HVAC system, and ductwork, allowing the next owner to focus on bringing their vision to life. Featuring a functional floor plan, spacious rooms, central HVAC throughout, and a large lot shaded by mature trees, this property offers a solid foundation for a rental, BRRRR strategy, long-term hold, or future owner-occupant. Additional features include a backyard brick firepit, ample outdoor space, and convenient

Key facts

• Ductwork
• Recent major updates
• Hvac system

Tags

• BACKYARD BRICK FIREPIT
• RECENT MAJOR UPDATES
• HVAC SYSTEM
• DUCTWORK

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road access; Approximately 0.26 acre lot

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Interior features: Central cooling; Electric heating; Total heated area approximately 1,565

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $132k (4.9% below list).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.1% in Columbia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Arden Elementary (math 12% / reading 12%, grade F, #572 of 597 statewide, top 97%, 234 students, 100% FRL); Alcorn Middle (math 2% / reading 12%, grade F, #228 of 229 statewide, top 100%, 370 students, 100% FRL); C. A. Johnson High (math 34% / reading 84%, grade C+, #110 of 196 statewide, top 58%, 364 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 (+2.5%/yr); 241 active listings in the ZIP; 12 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).
• This rent runs 34% of the median local income ($46k/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 $961 of loan paydown is wiped out by about $4k 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 91 days — a 9% lower offer ($126k) 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 $53k; list at $139k implies a 163% 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 $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $64,155
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5600 Holmes Ave	0.06mi	3/1.0 (+1)	1,200 (-12%)	24mo	$56,300	$47	48

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-17,248
• Equity at exit: $20,725

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-10,023
• Equity at exit: $12,018

Cash invested: $38,920 (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 29203

• Home prices YoY: -31.6%
• Rents YoY: 2.5%
• Active inventory: 241
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$729
• Tax from tax record: −$164 /mo · $1,974/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $93

Break-even live

Break-even rent $1,204

Max offer price $139,000

Occupancy floor 88%

Sensitivity live

Price	-10% $172	-5% $132	+0% $93	+5% $54	+10% $14
Rent	-10% $-11	-5% $41	+0% $93	+5% $145	+10% $197
Rate	-1.0pp $163	-0.5pp $128	base $93	+0.5pp $57	+1.0pp $20

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1063 Prescott Rd Columbia, SC	2.0	1.5	1210	$1,200	$0.99	16d	1	0.40mi
5779 Ames Rd Unit 13B Columbia, SC	2.0	1.0	895	$1,000	$1.12	13d	1	0.55mi
5779 Ames Rd Columbia, SC	2.0	1.0	895	$1,000	$1.12	16d	1	0.55mi
1506 Charlton St Columbia, SC	3.0	2.0	1491	$1,500	$1.01	25d	1	0.84mi
27 Bethune Ct Columbia, SC	3.0	2.0	1523	$1,625	$1.07	25d	1	1.10mi
3015 English Ave Columbia, SC	2.0	1.0	981	$1,250	$1.27	13d	1	1.11mi
3145 Bronx Rd Columbia, SC	3.0	1.5	1207	$1,511	$1.25	25d	1	1.19mi
2308 Manse St Columbia, SC	3.0	1.0	999	$1,300	$1.30	16d	1	1.20mi
2928 English Ave Unit NA Columbia, SC	3.0	1.0	1320	$1,590	$1.20	13d	1	1.23mi
1931 Chaney St Columbia, SC	2.0	1.0	1034	$1,600	$1.55	25d	1	1.27mi
5229 Woodbrier St Unit 504 Columbia, SC	3.0	2.5	1360	$1,500	$1.10	25d	1	1.38mi
209 Christian St Columbia, SC	3.0	3.0	1585	$800	$0.50	25d	1	1.42mi

Listing history 11 events

1. 2026-06-21
   pricedays on market $139,000 Active 91 DOM
2. 2026-06-08
   days on market $139,500 Active 89 DOM
3. 2026-06-07
   days on market $139,500 Active 88 DOM
4. 2026-06-03
   days on market $139,500 Active 84 DOM
5. 2026-06-03
   days on market $139,500 Active 83 DOM
6. 2026-06-01
   days on market $139,500 Active 82 DOM
7. 2026-05-31
   days on market $139,500 Active 81 DOM
8. 2026-03-11
   listed $139,500 Active
9. 2026-01-21
   price $149,500
10. 2025-12-09
    listed $159,500 Active
11. 1996-03-13
    soldstatus $52,921

ⓘ 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: $1,974 · $164/mo
• Projected year-2 tax: $1,974 · $164/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 3/10 Moderate
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,864
• − Mortgage interest: −$7,786
• − Property taxes: −$1,974
• − Insurance: −$695
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$4,044
• Taxable loss: −$1,173
• Est. tax savings @ 24.0%: +$282
• After-tax cash flow: $1,398/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
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 40,653
• Household income: $46,054
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1980.0

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 13% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -77.52%
• Current HPI: 168.2114
• Rent YoY: ▲ 2.50%
• 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

+163.6% since first listed

4 events — show timeline

• 2026-03-11 Listed $139,500 Consolidated MLS
• 2026-01-21 Price Changed $149,500 Consolidated MLS
• 2025-12-09 Listed $159,500 Consolidated MLS
• 1996-03-13 Sold (Public Records) $52,921 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,974 · +2.1% YoY. Source: county tax records.