29 Heritage Village Ln · Columbia, SC 29212-3516

$167,000

2 bd · 2.0 ba · 1,092 sqft · Condo public records · 84 Days on market

Built 1997 $105/mo HOA · 7% of rent

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Why this score? — see what drove the C- 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover effortless living at 29 Heritage Village Lane, a beautifully updated Patio home perfectly positioned near Harbison shopping, dining, Lake Murray, and I-26. This move-in-ready property blends comfort, convenience, and value—ideal for first-time buyers or downsizers. This inviting 2-bedroom, 2-bathroom home boasts an open floor plan with plenty of natural light. Enjoy cooking in a well-appointed kitchen equipped with Quartz countertop and ample cabinet space. Relax in the large family room featuring a cozy fireplace or unwind in the serene outdoor space complete with a beautifully landscaped backyard. This home has everything you've been looking for and more! Schedule your priv

Key facts

• Quartz countertop
• Landscaped backyard
• Cozy fireplace

Tags

• WELL-APPOINTED KITCHEN
• QUARTZ COUNTERTOP
• COZY FIREPLACE
• LANDSCAPED BACKYARD
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: Homeowner association present

Exterior

• Utilities: Public water; Public sewer
• Construction: Slab foundation
• Exterior features: Fiber cement (Hardy Plank) exterior; Paved road access; Approximately 0.13-acre lot

Interior

• Bedrooms: Primary 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 $167k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/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 $159k (4.6% below list).
• Recommended offer: $157k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.0% 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: Pine Grove Elementary (math 24% / reading 15%, grade F, #496 of 597 statewide, top 83%, 541 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: 1 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $47k cash investment doubles in ~6 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 84 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $167k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $156,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.95% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 8.7

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: 11.2%
• Equity multiple: 1.64×
• Total profit: $29,858
• Equity at exit: $75,090

10-year hold

• IRR: 13.3%
• Equity multiple: 2.98×
• Total profit: $92,651
• Equity at exit: $115,723

Cash invested: $46,760 (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 29212-3516

• Active inventory: 1
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$876
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$70
• HOA: −$105
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $153

Break-even live

Break-even rent $1,399

Max offer price $167,000

Occupancy floor 85%

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Heritage Village Ln Unit 1 Columbia, SC	2.0	2.0	1150	$1,400	$1.22	23d	1	0.08mi
14 Heritage Village Ln Columbia, SC	2.0	2.0	1100	$2,150	$1.95	23d	1	0.09mi
801 Chinquapin Rd Columbia, SC	1.0–2.0	1.0–1.5	729	$1,200	$1.64	3d	7	0.17mi
171 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	23d	1	0.28mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	19d	1	0.65mi
100 Fairforest Rd Columbia, SC	2.0	1.5	1150	$1,224	$1.06	3d	3	0.67mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	23d	1	0.68mi
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	21d	1	0.73mi
121 Manorwood Ct Unit C Columbia, SC	2.0	1.5	1120	$1,095	$0.98	23d	1	0.74mi
105 Manorwood Ct Columbia, SC	2.0	1.5	1000	$1,150	$1.15	23d	1	0.80mi
1335 Cactus Ave Columbia, SC	3.0	2.0	1155	$1,450	$1.26	14d	1	0.85mi
500 Harbison Blvd Columbia, SC	2.0–3.0	2.0–3.0	1152	$1,584	$1.38	2d	11	0.86mi
405 Harbison Blvd #123 Columbia, SC	1.0	1.5	900	$1,125	$1.25	3d	1	0.91mi
408 Foxfire Dr Columbia, SC	1.0–3.0	1.0–2.0	1016	$1,092	$1.08	3d	7	1.00mi
6 Forestgrove Ct Columbia, SC	3.0	2.0	1066	$1,599	$1.50	21d	1	1.01mi
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	19d	1	1.31mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	11d	1	1.37mi
356 Lake Murray Blvd Irmo, SC	1.0–3.0	1.0–2.0	1020	$2,058	$2.02	3d	23	1.44mi
100 Walden Heights Dr Irmo, SC	1.0–3.0	1.0–2.0	1030	$1,660	$1.61	3d	23	1.47mi

HOA detail condo

• Monthly dues: $105 · $1,260/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-24
   status Pending
2. 2026-05-09
   historical Active - Contingent
3. 2026-03-01
   listed $167,000 Active
4. 2008-06-12
   soldstatus $91,500
5. 2004-08-04
   soldstatus $78,000
6. 1997-01-31
   soldstatus $62,900

ⓘ 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: $658 · $55/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: +$294/yr (+$24/mo · 44.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,112
• − Mortgage interest: −$9,355
• − Property taxes: −$658
• − Insurance: −$835
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − HOA: −$1,260
• − Depreciation: −$4,858
• Taxable loss: −$912
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $2,055/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

+165.5% since first listed

6 events — show timeline

• 2026-05-24 Pending — Consolidated MLS
• 2026-05-09 Contingent — Consolidated MLS
• 2026-03-01 Listed $167,000 Consolidated MLS
• 2008-06-12 Sold (Public Records) $91,500 Public Records
• 2004-08-04 Sold (Public Records) $78,000 Public Records
• 1997-01-31 Sold (Public Records) $62,900 Public Records

Property tax history

-0.2%/yr

Latest (2025): $658 · +3.8% YoY. Source: county tax records.