105 Quail Creek Dr · Columbia, SC 29061

$159,900

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 79 Days on market

Built 1979 0.25 ac lot Est $190k · 16% under

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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 +23.9/30.0
• ARV discount +14.6/15.0
• DSCR +7.7/10.0
• 1% rule +7.3/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bathroom ranch-style home located in the established Quail Creek subdivision. Spanning approximately 1,300 square feet, this residence features an inviting open-concept living area with plenty of natural light. The functional kitchen features ample cabinetry and a breakfast nook that overlooks the expansive, level backyard—perfect for outdoor entertaining or gardening. The primary suite includes a private full bath, while two additional bedrooms provide versatility for a home office or guest rooms. Situated on a quiet street, this home provides a peaceful rural feel while remaining conveniently close to the amenities of Southeast Columbia. Disclai

Key facts

• Functional kitchen
• Breakfast nook
• Quiet street

Tags

• OPEN-CONCEPT LIVING AREA
• FUNCTIONAL KITCHEN
• BREAKFAST NOOK
• EXPANSIVE LEVEL BACKYARD
• PRIVATE FULL BATH
• QUIET STREET

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 1.5-story home
• Construction: Crawlspace foundation
• Exterior features: Wood Fiber-Masonite exterior finish; Paved road access

Interior

• Kitchen: Gas range
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace; Gas range
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Horrell Hill Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 562 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: 335 active listings in the ZIP; 8 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).
• This rent runs 39% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $5k 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 79 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.23% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $189,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Hunters Rd	0.19mi	3/2.0	1,349 (+4%)	1mo	$197,000	$146	84

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-5,989
• Equity at exit: $23,842

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $20,756
• Equity at exit: $13,825

Cash invested: $44,772 (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 29061

• Home prices YoY: -22.8%
• Active inventory: 335
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$839
• Tax from tax record: −$339 /mo · $4,070/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $311

Break-even live

Break-even rent $1,575

Max offer price $159,900

Occupancy floor 79%

Sensitivity live

Price	-10% $401	-5% $356	+0% $311	+5% $266	+10% $220
Rent	-10% $155	-5% $233	+0% $311	+5% $389	+10% $467
Rate	-1.0pp $391	-0.5pp $352	base $311	+0.5pp $270	+1.0pp $227

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	15d	1	0.25mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	15d	1	0.56mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	25d	1	0.89mi
429 Mockernut Ln Columbia, SC	3.0	1.0	1010	$1,250	$1.24	25d	1	0.92mi
345 Bevington Brook Ln Hopkins, SC	3.0	2.0	1475	$2,195	$1.49	25d	1	0.94mi
101 Shagbark Ave Columbia, SC	3.0	1.0	1000	$1,295	$1.29	20d	1	1.01mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	15d	1	1.14mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	15d	1	1.15mi

Listing history 30 events

1. 2026-06-21
   days on market $159,900 Active 79 DOM
2. 2026-06-18
   days on market $159,900 Active 76 DOM
3. 2026-06-17
   days on market $159,900 Active 75 DOM
4. 2026-06-16
   days on market $159,900 Active 74 DOM
5. 2026-06-15
   pricedays on market $159,900 Active 73 DOM
6. 2026-06-14
   days on market $164,900 Active 71 DOM
7. 2026-06-10
   days on market $164,900 Active 68 DOM
8. 2026-06-09
   days on market $164,900 Active 67 DOM
9. 2026-06-08
   days on market $164,900 Active 66 DOM
10. 2026-06-07
    pricedays on market $164,900 Active 65 DOM
11. 2026-06-03
    days on market $174,900 Active 61 DOM
12. 2026-06-03
    days on market $174,900 Active 60 DOM
13. 2026-06-01
    days on market $174,900 Active 59 DOM
14. 2026-05-31
    days on market $174,900 Active 58 DOM
15. 2026-05-15
    price $174,900
16. 2026-04-03
    listed $184,900 Active
17. 2023-12-04
    price $113,000
18. 2023-11-23
    status Active
19. 2023-11-18
    historical
20. 2023-11-14
    price $118,000
21. 2023-11-03
    price $123,000
22. 2023-10-19
    price $128,000
23. 2023-10-05
    price $134,000
24. 2023-09-22
    price $140,000
25. 2023-09-09
    price $145,000
26. 2023-08-17
    listed $149,000 Active
27. 2022-11-15
    soldstatus $1,010,891
28. 2022-08-17
    soldstatus $96,068
29. 2010-07-09
    soldstatus $95,000
30. 1984-01-01
    soldstatus $49,821

ⓘ 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: $4,070 · $339/mo
• Projected year-2 tax: $4,070 · $339/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: $23,625
• − Mortgage interest: −$8,957
• − Property taxes: −$4,070
• − Insurance: −$800
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$4,652
• Taxable income: $1,367
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $3,404/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

• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 12,538
• Household income: $60,307
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 236.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -57.44%
• Current HPI: 194.8986
• Rent YoY: —
• 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

+251.1% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $174,900 Consolidated MLS
• 2026-04-03 Listed $184,900 Consolidated MLS
• 2023-12-04 Price Changed $113,000 Consolidated MLS
• 2023-11-23 Relisted — Consolidated MLS
• 2023-11-18 Delisted — Consolidated MLS
• 2023-11-14 Price Changed $118,000 Consolidated MLS
• 2023-11-03 Price Changed $123,000 Consolidated MLS
• 2023-10-19 Price Changed $128,000 Consolidated MLS
• 2023-10-05 Price Changed $134,000 Consolidated MLS
• 2023-09-22 Price Changed $140,000 Consolidated MLS
• 2023-09-09 Price Changed $145,000 Consolidated MLS
• 2023-08-17 Listed $149,000 Consolidated MLS
• 2022-11-15 Sold (Public Records) $1,010,891 Public Records
• 2022-08-17 Sold (Public Records) $96,068 Public Records
• 2010-07-09 Sold (Public Records) $95,000 Public Records
• 1984-01-01 Sold (Public Records) $49,821 Public Records

Property tax history

+14.2%/yr

Latest (2025): $4,070 · +2.5% YoY. Source: county tax records.