Cedar Plan · Columbia, SC 29061

$255,990

4 bd · 2.5 ba · 1,903 sqft · SingleFamily · 956 Days on market

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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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• 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

Key facts

• 2 garage spots
• Listed 956 days

Property features AI

Finance

• Other: Address: Cedar Plan, Hopkins, SC 29061
• Financial info: List price $255,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: New construction plan named Cedar; Single-family property (Plan)
• Exterior features: Living area approximately 1,903

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Virtual tour available

🏗️ New construction. The $255,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $249,293.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $231k (9.7% below list).
• Recommended offer: $225k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.1% 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: Caughman Road Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 707 students, 100% FRL); Hopkins Middle (math 8% / reading 17%, grade F, #213 of 229 statewide, top 94%, 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).
• At $2,312/mo this rent would consume 46% of the median local household income ($60k/yr) (locally 236% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 956 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $225,271 (12.0% below list)

Questions for the listing agent

1. It's been on market 956 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $249,293
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Purple Heron Way	0.15mi	3/2.5 (-1)	1,883 (-1%)	16mo	$247,290	$131	73

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: -13.5%
• Equity multiple: 0.52×
• Total profit: $-33,781
• Equity at exit: $37,170

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-20,800
• Equity at exit: $21,554

Cash invested: $69,802 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,312 high
• Mortgage (P&I): −$1,307
• Tax est. 1.5%: −$312 /mo · $3,739/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $103

Break-even live

Break-even rent $2,181

Max offer price $249,293

Occupancy floor 91%

Sensitivity live

Price	-10% $276	-5% $189	+0% $103	+5% $17	+10% $-69
Rent	-10% $-79	-5% $12	+0% $103	+5% $195	+10% $286
Rate	-1.0pp $229	-0.5pp $167	base $103	+0.5pp $39	+1.0pp $-27

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: $62,323
• Closing costs: $7,479
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	25d	1	0.31mi
706 Common Widgeon WAY Hopkins, SC	4.0	2.5	2157	$2,430	$1.13	16d	1	0.32mi
331 Crooked Pine Ct Columbia, SC	4.0	2.5	1775	$2,133	$1.20	21d	1	0.52mi
305 Shoreditch Dr Columbia, SC	3.0	1.5	1378	$1,586	$1.15	21d	1	0.67mi
302 Crooked Pine Ct Columbia, SC	3.0	2.0	1399	$1,883	$1.35	25d	1	0.68mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	16d	1	0.86mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	16d	1	0.90mi
352 Sandbach Rd Columbia, SC	4.0	2.5	1976	$2,300	$1.16	16d	1	0.92mi

Listing history 14 events

1. 2026-06-21
   days on market $255,990 Active 956 DOM
2. 2026-06-18
   days on market $255,990 Active 953 DOM
3. 2026-06-17
   days on market $255,990 Active 952 DOM
4. 2026-06-16
   days on market $255,990 Active 951 DOM
5. 2026-06-15
   days on market $255,990 Active 950 DOM
6. 2026-06-14
   days on market $255,990 Active 948 DOM
7. 2026-06-10
   days on market $255,990 Active 945 DOM
8. 2026-06-09
   days on market $255,990 Active 944 DOM
9. 2026-06-08
   days on market $255,990 Active 943 DOM
10. 2026-06-07
    days on market $255,990 Active 942 DOM
11. 2026-06-03
    days on market $255,990 Active 938 DOM
12. 2026-06-03
    days on market $255,990 Active 937 DOM
13. 2026-06-01
    days on market $255,990 Active 936 DOM
14. 2026-05-31
    days on market $255,990 Active 935 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $27,739
• − Mortgage interest: −$13,964
• − Property taxes: −$3,739
• − Insurance: −$1,246
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$7,252
• Taxable loss: −$2,902
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $1,936/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): 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