7534 Eileen St · Capitol View, SC 29209

$70,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 2 Days on market

Built 1955 0.46 ac lot

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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 +3.0/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTMENT PROPERTY! This home has so much potential, it's almost too good to be true. New roof put on in 2022. Sitting on almost half an acre, transform the backyard into your very own personal oasis. The enclosed garage can be used as a sun room, craft room, or even an office! Come see for yourself this deal of a property! Sold AS-IS. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Enclosed garage
• Personal oasis
• New roof

Tags

• NEW ROOF
• HALF AN ACRE
• ENCLOSED GARAGE
• PERSONAL OASIS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).

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: Mill Creek Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 339 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: Rents rising (+2.1%/yr); 295 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 32% of the median local income ($59k/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 $484 of loan paydown is wiped out by about $2k 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 + 2.1% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $70,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.21% ✓
• Cap rate: 19.28%
• Cash-on-cash: 46.39%
• DSCR: 3.06
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 2.81×
• Total profit: $35,505
• Equity at exit: $10,437

10-year hold

• IRR: 48.3%
• Equity multiple: 5.46×
• Total profit: $87,388
• Equity at exit: $6,052

Cash invested: $19,600 (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 29209

• Rents YoY: 2.1%
• Active inventory: 295
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$367
• Tax from tax record: −$66 /mo · $793/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $758

Break-even live

Break-even rent $585

Max offer price $70,000

Occupancy floor 46%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
164 Ashewood Commons Dr Columbia, SC	2.0	2.0	1025	$1,349	$1.32	14d	1	0.22mi
1101 Hallbrook Dr Columbia, SC	1.0–3.0	1.0–2.0	1050	$1,229	$1.17	14d	1	0.22mi
7712 Burdell Dr Columbia, SC	3.0	1.0	1025	$1,750	$1.71	23d	1	0.23mi
7524 Marie St Columbia, SC	3.0	1.0	1075	$1,350	$1.26	21d	1	0.37mi
7743 Garners Ferry Rd Columbia, SC	1.0–3.0	1.0–2.5	1045	$2,534	$2.42	2d	19	0.54mi
7648 Garners Ferry Rd Columbia, SC	3.0	1.0–2.0	828	$1,279	$1.54	14d	1	0.60mi
3 Ashley's Pl Unit 04 Columbia, SC	2.0	1.5	1100	$995	$0.90	23d	1	0.63mi
150 Daphne Rd Columbia, SC	3.0	2.0	1123	$1,025	$0.91	23d	1	0.63mi
7116 Tama Rd Columbia, SC	3.0	1.0–1.5	600	$1,225	$2.04	23d	1	1.00mi
514 Spindrift Ln Columbia, SC	2.0	1.0–1.5	1032	$1,212	$1.17	3d	1	1.02mi
1401 Elmtree Rd Apt B4 Columbia, SC	2.0	2.0	1000	$1,095	$1.09	23d	1	1.16mi
76 Springway Dr Columbia, SC	3.0	2.5	1326	$1,829	$1.38	11d	1	1.20mi
1030 Atlas Rd Columbia, SC	2.0	1.0	833	$1,224	$1.47	14d	5	1.31mi
2705 Prince Charles Ct Columbia, SC	4.0	2.0	1466	$1,906	$1.30	23d	1	1.33mi
600 Greenlawn Dr Columbia, SC	1.0–3.0	1.0–2.0	1017	$1,830	$1.80	2d	25	1.34mi
820 Forest Park Rd Columbia, SC	2.0	2.5	1300	$1,600	$1.23	14d	1	1.48mi

Listing history 3 events

1. 2026-04-06
   status Pending
2. 2026-04-03
   listed $70,000 Active
3. 2003-02-28
   soldstatus $67,000

ⓘ 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: $793 · $66/mo
• Projected year-2 tax: $793 · $66/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 4/10 Moderate
• 🌡 Heat 6/10 Major 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: $18,531
• − Mortgage interest: −$3,921
• − Property taxes: −$793
• − Insurance: −$350
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$2,036
• Taxable income: $8,466
• Est. tax owed @ 24.0%: −$2,032
• After-tax cash flow: $7,060/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 — Capitol View

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Capitol View, SC
• County: Richland County · 389,530 people
• Metro: Columbia, SC
• Population (ZIP): 38,041
• Household income: $58,772
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1716.0

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 0.62)
• Race & ethnicity: Black 48% White 39% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Arabic 1% Other Indo-European 1%

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: ▼ -142.10%
• Current HPI: 205.5679
• Rent YoY: ▲ 2.08%
• 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

+4.5% since first listed

3 events — show timeline

• 2026-04-06 Pending — Consolidated MLS
• 2026-04-03 Listed $70,000 Consolidated MLS
• 2003-02-28 Sold (Public Records) $67,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $793 · +4.1% YoY. Source: county tax records.