3927 W Buchanan Dr · Columbia, SC 29206

$213,000

16 bd · 16.0 ba · 1,212 sqft · Condo public records · 25 Days on market

Built 1986 $350/mo HOA · 17% of rent

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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 +12.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and thoughtfully updated, this 2-bedroom, 2-bath property boasts 1,300 square feet of easy, low-maintenance living. Ideally situated near Forest Drive, this home provides convenient access to shopping, dining, and downtown Columbia, along with an easy commute to USC. Enjoy a well-established setting with mature trees and close proximity to major roads for everyday convenience. The open-concept living and dining area is filled with natural light and enhanced by LVP flooring, recessed lighting, and elegant frame molding, with direct access to a screened porch, perfect for relaxing or entertaining. The kitchen has been beautifully refreshed with a tile backsplash, farmhouse sink,

Key facts

• Open concept living
• Updated
• Convenient access

Tags

• MOVE IN READY
• UPDATED
• CONVENIENT ACCESS
• MATURE TREES
• OPEN CONCEPT LIVING
• NATURAL LIGHT

Property features AI

Finance

• Other: Condo located in Belmont Green (directions: N Beltline to W Buchanan Drive)
• HOA & community: Homeowners association present; Association maintains exterior, landscaping, roads, and green areas

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Covered porch; Wood exterior finish; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with nook and pantry; Painted cabinets; Quartz countertops; Tiled backsplash
• Bedrooms: Primary bedroom on main level with double vanity, private bath, walk-in closet, tub/shower; Second bedroom on main level with his-and-hers closet, shared bath, tub/shower
• Flooring: Luxury vinyl plank flooring throughout main living areas
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan throughout; Molding; Recessed lighting; Luxury vinyl plank flooring; Free-standing smooth-surface range; Dishwasher
• Laundry & utility: Main-level laundry in heated closet

What this means for you Summary

Snapshot

• This is a 16-bed/16.0-bath condo listed at $213k.

Deal economics

• At list price, monthly cash flow is $-20 ($-238/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (4.8% below list).
• Recommended offer: $203k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.1% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Satchel Ford Elementary (math 62% / reading 61%, grade B, #76 of 597 statewide, top 13%, 631 students, 100% FRL); Crayton Middle (math 48% / reading 64%, grade B-, #23 of 229 statewide, top 10%, 905 students, 100% FRL); A. C. Flora High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 1,352 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 62% at this address vs 31% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Richland 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.8%/yr); 117 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 25 days — a 2% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago 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 $145k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $202,826 (4.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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 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: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.46×
• Total profit: $-31,917
• Equity at exit: $31,759

10-year hold

• IRR: -3.0%
• Equity multiple: 0.78×
• Total profit: $-13,001
• Equity at exit: $18,416

Cash invested: $59,640 (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 29206

• Rents YoY: 4.8%
• Active inventory: 117
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$1,117
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$89
• HOA: −$350
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-20

Break-even live

Break-even rent $2,053

Max offer price $209,496

Occupancy floor 96%

Sensitivity live

Price	-10% $101	-5% $40	+0% $-20	+5% $-80	+10% $-140
Rent	-10% $-180	-5% $-100	+0% $-20	+5% $60	+10% $140
Rate	-1.0pp $87	-0.5pp $34	base $-20	+0.5pp $-75	+1.0pp $-131

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: $53,250
• Closing costs: $6,390
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-05-16
   status Pending
2. 2026-05-01
   historical Active - Contingent
3. 2026-04-21
   listed $213,000 Active
4. 2023-03-01
   soldstatus $145,000
5. 2023-01-17
   historical Active - Contingent
6. 2023-01-10
   status Active
7. 2023-01-09
   historical Active - Contingent
8. 2022-12-12
   price $159,900
9. 2022-12-06
   price $169,550
10. 2022-11-24
    price $169,650
11. 2022-11-09
    price $169,900
12. 2022-10-21
    listed $179,900 Active
13. 2020-05-07
    soldstatus $130,000
14. 2020-03-19
    historical
15. 2020-03-16
    status Active
16. 2020-03-05
    historical
17. 2020-03-03
    listed $130,000 Active
18. 2019-09-11
    price $141,900
19. 2017-09-08
    soldstatus $114,500

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $1,214 · $101/mo
• Expected delta: +$417/yr (+$35/mo · 52.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,339
• − Mortgage interest: −$11,931
• − Property taxes: −$797
• − Insurance: −$1,065
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − HOA: −$4,200
• − Depreciation: −$6,196
• Taxable loss: −$3,745
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $661/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): 19,759
• Household income: $91,847
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 697.0

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 White (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 5% Serbian 4% Slovak 4%
• Foreign-born: 3% · Canada, Guatemala, South Korea
• Languages at home: 97% English-only · Spanish 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: ▼ -325.76%
• Current HPI: 224.5418
• Rent YoY: ▲ 4.80%
• 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

+86.0% since first listed

19 events — show timeline

• 2026-05-16 Pending — Consolidated MLS
• 2026-05-01 Contingent — Consolidated MLS
• 2026-04-21 Listed $213,000 Consolidated MLS
• 2023-03-01 Sold (Public Records) $145,000 Public Records
• 2023-01-17 Contingent — Consolidated MLS
• 2023-01-10 Relisted — Consolidated MLS
• 2023-01-09 Contingent — Consolidated MLS
• 2022-12-12 Price Changed $159,900 Consolidated MLS
• 2022-12-06 Price Changed $169,550 Consolidated MLS
• 2022-11-24 Price Changed $169,650 Consolidated MLS
• 2022-11-09 Price Changed $169,900 Consolidated MLS
• 2022-10-21 Listed $179,900 Consolidated MLS
• 2020-05-07 Sold (Public Records) $130,000 Public Records
• 2020-03-19 Delisted — Consolidated MLS
• 2020-03-16 Relisted — Consolidated MLS
• 2020-03-05 Delisted — Consolidated MLS
• 2020-03-03 Listed $130,000 Consolidated MLS
• 2019-09-11 Price Changed $141,900 Consolidated MLS
• 2017-09-08 Sold (Public Records) $114,500 Public Records

Property tax history

-11.7%/yr

Latest (2025): $797 · -79.9% YoY. Source: county tax records.