320 S Beltline Unit 4A · Columbia, SC 29205

$105,000

2 bd · 1.0 ba · 750 sqft · Condo public records · 122 Days on market

Built 1949 $258/mo HOA · 20% 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 +20.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +6.4/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and renovated, this property is perfect first-time homebuyer, students, or anyone seeking a stylish low-maintenance home close to everything Columbia provide. Discover comfort and convenience in this fully renovated 2 bedroom, 1-bath condo ideally situated on a spacious corner lot. Located just minutes from Interstate access, Midlands Technical College, Williams Brice Stadium, and downtown Columbia, this home blends modern upgrades with an unbeatable location. Step inside to find brand-new stainless-steel appliances, sleek new LVP throughout, new HVAC, new water heater, washer and dryer connections, fresh paint, energy-efficient windows, new cabinets throughout, new faucets th

Key facts

• Fully renovated
• New hvac
• New water heater

Tags

• FULLY RENOVATED
• STAINLESS-STEEL APPLIANCES
• NEW LVP
• NEW HVAC
• NEW WATER HEATER
• ENERGY-EFFICIENT WINDOWS

Property features AI

Finance

• Other: Directions: Please use GPS
• HOA & community: Property is part of an association

Exterior

• Parking: Two parking spaces
• Utilities: Public sewer; Public water
• Home design: Unit in a multi-unit building
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Bedrooms: Master bedroom on the main level; Second bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heat; Central air
• Interior features: Central heating and central cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

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: Brennen Elementary (math 61% / reading 63%, grade B, #73 of 597 statewide, top 12%, 806 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 64% at this address vs 31% district-wide (+34 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 (+7.0%/yr); 145 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 + 7.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $20k; list at $105k implies a 425% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.24% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.95% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-3,066
• Equity at exit: $15,656

10-year hold

• IRR: 11.6%
• Equity multiple: 2.11×
• Total profit: $32,709
• Equity at exit: $9,078

Cash invested: $29,400 (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 29205

• Rents YoY: 7.0%
• Active inventory: 145
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,305 high
• Mortgage (P&I): −$551
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$44
• HOA: −$258
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $132

Break-even live

Break-even rent $1,138

Max offer price $105,000

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 S Beltline Blvd Columbia, SC	2.0	1.0	800	$1,048	$1.31	23d	5	0.09mi
524 S Beltline Blvd Columbia, SC	2.0	1.0	1050	$1,300	$1.24	23d	1	0.15mi
508 Deerwood St Unit 516 Columbia, SC	1.0	1.0	600	$995	$1.66	23d	1	0.22mi
4425 E Chapel Rd Columbia, SC	1.0	1.0	607	$1,025	$1.69	23d	2	0.30mi
500 Gills Creek Pkwy Columbia, SC	1.0–2.0	1.0–2.0	807	$1,375	$1.70	11d	27	0.35mi
721 Deerwood St Columbia, SC	2.0	1.0	1000	$1,150	$1.15	14d	1	0.35mi
4319 Wilmot Ave Columbia, SC	3.0	1.0	1000	$1,650	$1.65	23d	1	0.38mi
3840 Overbrook Dr Columbia, SC	2.0	2.0	900	$1,595	$1.77	23d	1	0.42mi
3901 Bright Ave Columbia, SC	3.0	1.0	1047	$1,380	$1.32	14d	1	0.45mi
828 Suber St Unit E Columbia, SC	2.0	1.0	1100	$995	$0.90	11d	1	0.52mi
715 Montague Rd Columbia, SC	2.0	1.0	1000	$1,180	$1.18	23d	1	0.53mi
501 Pelham Dr Columbia, SC	1.0–2.0	1.0–2.0	805	$1,625	$2.02	2d	24	0.53mi
108 Kilbourne Rd Unit 110 Columbia, SC	2.0	1.0	680	$1,300	$1.91	23d	1	0.59mi
23 Cavalier Ct Unit A Columbia, SC	2.0	1.0	871	$1,300	$1.49	23d	1	0.60mi
823 S Kilbourne Rd Columbia, SC	2.0	1.0	743	$1,100	$1.48	23d	1	0.65mi
4103 Devine St Columbia, SC	1.0	1.0	785	$1,072	$1.37	23d	1	0.68mi
3800 Wilmot Ave Columbia, SC	2.0	1.0	720	$1,500	$2.08	23d	1	0.69mi
222 Prospect St Unit 224 Columbia, SC	2.0	1.0	750	$1,250	$1.67	23d	1	0.71mi
3732 Hickory St Columbia, SC	2.0	1.5	840	$1,350	$1.61	23d	1	0.77mi
21 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,498	$1.45	11d	1	0.78mi
1 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,745	$1.69	23d	1	0.79mi
1324 Deerwood St Unit 1 Columbia, SC	2.0	2.0	1030	$1,350	$1.31	23d	1	0.87mi
3610 Timberlane Dr Unit 3605-B4 Ed Columbia, SC	1.0	1.0	695	$900	$1.29	23d	1	0.94mi
3610 Timberlane Dr Unit 3610-E4 Ti Columbia, SC	1.0	1.0	695	$915	$1.32	19d	1	0.94mi
3605 Edmond Dr Columbia, SC	1.0	1.0	695	$900	$1.29	23d	1	0.95mi
4600 Fort Jackson Blvd Columbia, SC	2.0	1.0	940	$965	$1.03	14d	2	0.99mi
4600 Fort Jackson Blvd Columbia, SC	2.0	1.0	895	$955	$1.07	23d	3	0.99mi
712 Brandon Ave Unit 712 Brand Columbia, SC	1.0	1.0	800	$1,095	$1.37	23d	1	1.05mi
3125 Heyward St Unit B Columbia, SC	2.0	1.0	1100	$1,600	$1.45	23d	1	1.09mi
225 Myron Cir Unit 225 Columbia, SC	2.0	1.0	850	$905	$1.06	14d	1	1.09mi
807 Cedar Ter Columbia, SC	2.0	1.0	937	$1,200	$1.28	14d	1	1.10mi
4600 Fort Jackson Blvd Columbia, SC	2.0	1.0	940	$995	$1.06	11d	1	1.12mi
822 Cedar Ter Unit 824 Columbia, SC	1.0	1.0	775	$895	$1.15	14d	1	1.14mi
3626 Hydrangea St Columbia, SC	2.0	1.0	800	$1,040	$1.30	21d	1	1.18mi
3800 Plowden Rd Unit D6 Columbia, SC	1.0	1.0	668	$800	$1.20	21d	1	1.24mi
1649 S Beltline Blvd Columbia, SC	2.0	1.0	900	$1,250	$1.39	23d	1	1.31mi
2748 Montgomery Ave Unit 2748 Columbia, SC	1.0	1.0	612	$1,590	$2.60	14d	1	1.37mi
2746 Montgomery Ave Unit 2746 Columbia, SC	1.0	1.0	612	$1,590	$2.60	14d	1	1.37mi
1840 Tall Pines Cir Columbia, SC	3.0	1.5	1021	$1,350	$1.32	14d	1	1.39mi
1908 Tall Pines Cir Unit 4 Columbia, SC	1.0	1.0	750	$900	$1.20	23d	1	1.41mi

HOA detail condo

• Monthly dues: $258 · $3,096/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $105,000 Active 122 DOM
2. 2026-06-17
   days on market $105,000 Active 121 DOM
3. 2026-06-16
   days on market $105,000 Active 120 DOM
4. 2026-06-15
   days on market $105,000 Active 119 DOM
5. 2026-06-14
   days on market $105,000 Active 117 DOM
6. 2026-06-10
   days on market $105,000 Active 114 DOM
7. 2026-06-09
   days on market $105,000 Active 113 DOM
8. 2026-06-08
   days on market $105,000 Active 112 DOM
9. 2026-06-07
   days on market $105,000 Active 111 DOM
10. 2026-06-03
    days on market $105,000 Active 107 DOM
11. 2026-06-03
    days on market $105,000 Active 106 DOM
12. 2026-06-01
    days on market $105,000 Active 105 DOM
13. 2026-05-31
    days on market $105,000 Active 104 DOM
14. 2026-02-16
    listed $105,000 Active
15. 2024-10-22
    soldstatus $20,000
16. 2024-10-10
    status Pending
17. 2024-09-25
    historical Active - Contingent
18. 2024-09-18
    listed $9,900 Active
19. 2024-07-19
    soldstatus $2,500
20. 2005-11-14
    soldstatus $59,200
21. 1998-09-01
    soldstatus $70,000

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $598 · $50/mo
• Expected delta: +$40/yr (+$3/mo · 7.1%)

ⓘ 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 ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $15,665
• − Mortgage interest: −$5,882
• − Property taxes: −$559
• − Insurance: −$525
• − Repairs & maintenance: −$1,253
• − Management: −$1,253
• − HOA: −$3,096
• − Depreciation: −$3,055
• Taxable income: $43
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $1,578/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): 22,223
• Household income: $64,231
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1372.0

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 (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Serbian 6% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% Chinese 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: ▼ -457.47%
• Current HPI: 230.5538
• Rent YoY: ▲ 6.95%
• 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

+50.0% since first listed

8 events — show timeline

• 2026-02-16 Listed $105,000 Consolidated MLS
• 2024-10-22 Sold (Public Records) $20,000 Public Records
• 2024-10-10 Pending — Consolidated MLS
• 2024-09-25 Contingent — Consolidated MLS
• 2024-09-18 Listed $9,900 Consolidated MLS
• 2024-07-19 Sold (Public Records) $2,500 Public Records
• 2005-11-14 Sold (Public Records) $59,200 Public Records
• 1998-09-01 Sold (Public Records) $70,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $559 · +12.5% YoY. Source: county tax records.