3609 Juneau Unit A14 · St. Andrews, SC 29210

$42,900

2 bd · 2.0 ba · 1,350 sqft · Condo · 49 Days on market

Built 1972 Fair condition $220/mo HOA · 18% of rent ↓ 12% since listing

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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
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in St. Andrews area! This condo features 2BR/2 full baths, all appliances included plus washer/dryer. HOA includes water & trash. Condo needs some TLC. Great location! Cash offers only. This home is being sold AS-IS. Cash only, no financing. Seller acquired the property in the delinquent tax sale and is conveying their tax deed via a quitclaim deed. Seller makes no warranties as to the condition of title. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• $220 HOA
• 2 parking spots
• Built 1972

Property features AI

Finance

• Other: Directions: Take Fernandina Road to Evelyn Drive then turn right on Juneau Road
• HOA & community: Has an association

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Condominium (unit); Facing direction not specified
• Construction: Slab foundation
• Exterior features: Wood Fiber-Masonite exterior finish; Paved road frontage

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $43k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $44 ($533/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $42k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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); St. Andrews Middle (math 9% / reading 18%, grade F, #207 of 229 statewide, top 91%, 706 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $297 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 68% 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 $41,613 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.91% ✓
• Cap rate: 19.47%
• Cash-on-cash: 47.05%
• DSCR: 3.09
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-1,141
• Equity at exit: $6,397

10-year hold

• IRR: 12.7%
• Equity multiple: 2.27×
• Total profit: $15,307
• Equity at exit: $3,709

Cash invested: $12,012 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $644/yr
• Insurance: −$18
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$220
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $44

Break-even live

Break-even rent $1,194

Max offer price $42,900

Occupancy floor 91%

Sensitivity live

Price	-10% $74	-5% $59	+0% $44	+5% $30	+10% $15
Rent	-10% $-54	-5% $-5	+0% $44	+5% $94	+10% $143
Rate	-1.0pp $66	-0.5pp $55	base $44	+0.5pp $33	+1.0pp $22

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	20d	1	0.10mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	25d	1	0.11mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	23d	1	0.14mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	4d	1	0.15mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	25d	1	0.15mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	25d	1	0.17mi
6007 Village Creek Dr Unit 6007 Columbia, SC	2.0	2.0	1300	$1,195	$0.92	25d	1	0.17mi
1002 Creekside Way Columbia, SC	2.0	2.0	1200	$1,350	$1.12	15d	1	0.19mi
3300 Kay St Columbia, SC	2.0	2.5	1200	$1,350	$1.12	15d	19	0.19mi
1008 Creekside Way Unit 1 Columbia, SC	2.0	2.0	1150	$1,295	$1.13	12d	1	0.20mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	25d	5	0.24mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,125	$1.10	25d	13	0.30mi
405 Hickory Hill Dr Unit 405 Columbia, SC	3.0	1.5	1400	$1,400	$1.00	25d	1	0.33mi
265 Timber Ct Columbia, SC	3.0	1.5	1000	$1,495	$1.50	23d	1	0.35mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$1,074	$1.15	25d	1	0.36mi
601 St Andrews Rd Columbia, SC	1.0–3.0	1.0–2.0	1085	$1,238	$1.14	5d	19	0.41mi
240 Jamil Rd Columbia, SC	2.0	1.5	1013	$1,172	$1.16	5d	2	0.49mi
240 Jamil Rd #3 Columbia, SC	2.0	1.5	1027	$1,250	$1.22	25d	1	0.49mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	12d	32	0.54mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,062	$1.16	12d	9	0.71mi
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	20d	1	0.81mi
1510 Saint Andrews Rd Columbia, SC	3.0	2.0	1196	$1,215	$1.02	15d	36	1.10mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	25d	1	1.18mi
2400 Ashland Rd Columbia, SC	1.0–2.0	1.0–2.0	809	$1,456	$1.80	4d	17	1.19mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	12d	1	1.19mi
114 Menlo Dr Unit BG0114 Columbia, SC	3.0	2.0	1300	$1,675	$1.29	20d	1	1.24mi
2218 Apple Valley Rd Apt B Columbia, SC	2.0	1.0	900	$995	$1.11	25d	1	1.25mi
2218 Apple Valley Rd Columbia, SC	3.0	1.0	972	$1,295	$1.33	25d	1	1.25mi
324 Menlo Dr Unit BG0324 Columbia, SC	2.0	1.0	912	$1,175	$1.29	15d	1	1.29mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,300	$1.20	20d	3	1.32mi
1335 Cactus Ave Columbia, SC	3.0	2.0	1155	$1,450	$1.26	15d	1	1.32mi
82 Fox Run Ln Columbia, SC	2.0–3.0	2.0–2.5	1152	$1,050	$0.91	5d	17	1.39mi
1725 Kathleen Dr Unit B Columbia, SC	2.0	2.0	1100	$1,275	$1.16	25d	1	1.42mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	25d	1	1.44mi
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	23d	1	1.45mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	20d	1	1.45mi
19 Grayson Grove Ct Columbia, SC	2.0	2.5	1600	$1,695	$1.06	25d	1	1.49mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $42,900 Active 49 DOM
2. 2026-06-18
   days on market $42,900 Active 46 DOM
3. 2026-06-17
   days on market $42,900 Active 45 DOM
4. 2026-06-16
   remarks 545-char remark
5. 2026-06-16
   days on market $42,900 Active 44 DOM
6. 2026-06-15
   days on market $42,900 Active 43 DOM
7. 2026-06-14
   statusdays on market $42,900 Active 41 DOM
8. 2026-05-12
   status Pending
9. 2026-05-08
   price $42,900
10. 2026-05-01
    price $44,900
11. 2026-04-10
    status Active
12. 2026-04-03
    listed $49,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $14,999
• − Mortgage interest: −$2,403
• − Property taxes: −$644
• − Insurance: −$5,333
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − HOA: −$2,640
• − Depreciation: −$1,248
• Taxable income: $332
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $453/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This condo requires significant repairs and updates to bring it up to current standards, but the location and included amenities make it a solid investment opportunity.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but age is implied
• Major flooring — No visible flooring, but age is implied
• Major interior walls/paint — No visible interior, but age is implied
• Major bathrooms — No visible bathrooms, but age is implied
• Major kitchen — No visible kitchen, but age is implied
• Major systems — No visible systems, but age is implied

Value-add opportunities

• Resale exterior paint — Fresh paint can significantly improve curb appeal
• Resale roof repair — A new roof can add value and prevent future issues
• Resale flooring replacement — Modern flooring can enhance the home's aesthetic
• Resale interior paint — Fresh paint can make the interior look more inviting
• Both bathroom renovation — Modern bathrooms are highly sought after and can increase both resale and rental value
• Both kitchen renovation — A new kitchen can significantly boost both resale and rental value
• Both system upgrades — Upgrading systems can improve energy efficiency and add value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is implied	Major	$15,000–50,000
flooring · No visible flooring, but age is implied	Major	$15,000–50,000
interior walls/paint · No visible interior, but age is implied	Major	$15,000–50,000
bathrooms · No visible bathrooms, but age is implied	Major	$15,000–50,000
kitchen · No visible kitchen, but age is implied	Major	$15,000–50,000
systems · No visible systems, but age is implied	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale exterior paint — Fresh paint can significantly improve curb appeal ↑
• Resale roof repair — A new roof can add value and prevent future issues ↑
• Resale flooring replacement — Modern flooring can enhance the home's aesthetic ↑
• Resale interior paint — Fresh paint can make the interior look more inviting ↑
• Both bathroom renovation — Modern bathrooms are highly sought after and can increase both resale and rental value ↑
• Both kitchen renovation — A new kitchen can significantly boost both resale and rental value ↑
• Both system upgrades — Upgrading systems can improve energy efficiency and add value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-12.4% since first listed

5 events — show timeline

• 2026-05-12 Pending — Consolidated MLS
• 2026-05-08 Price Changed $42,900 Consolidated MLS
• 2026-05-01 Price Changed $44,900 Consolidated MLS
• 2026-04-10 Relisted — Consolidated MLS
• 2026-04-03 Listed $49,000 Consolidated MLS