400 Green Tree Cir · Columbia, SC 29203

$99,000

4 bd · 2.0 ba · 1,170 sqft · SingleFamily public records · 12 Days on market

Built 1971 Est $157k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Hollywood Hills subdivision, this 4-bedroom, 1.5-bath brick home offers great investment potential. Tenant occupied with a long-term tenant currently in place who would like to remain. With some TLC and updates, this property could make an excellent addition to an investment portfolio. Features include covered parking and a sizable yard. Property sold as-is. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Sizable yard
• Covered parking
• Garage

Tags

• HOLLYWOOD HILLS SUBDIVISION
• COVERED PARKING
• SIZABLE YARD

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Attached carport with one garage/carport space
• Security:
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Brick exterior above the foundation; Crawlspace foundation
• Exterior features: Covered front porch; Paved road access; Public water

Interior

• Kitchen:
• Bedrooms: Four bedrooms on the main level with hardwood floors
• Flooring: Hardwood flooring throughout main-level rooms
• Bathrooms: One full bathroom and one half bathroom on the main level
• Heating & cooling: Central heating; Window air-conditioning units (plus other cooling noted)
• Interior features: Hardwood floors in the great room
• Laundry & utility:

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$156,780) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 14.3% 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: W.J. Keenan High (math 54% / reading 77%, grade B, #83 of 196 statewide, top 43%, 725 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 66% at this address vs 31% district-wide (+35 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 (+2.5%/yr); 240 active listings in the ZIP; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $1,741/mo this rent would consume 45% of the median local household income ($46k/yr) (locally 1980% 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 $684 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 + 2.5% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $99,000

Questions for the listing agent

1. Built in 1971 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.76% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.69%
• DSCR: 2.28
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $156,780
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Woodcrest Dr	0.19mi	3/2.0 (-1)	1,175 (+0%)	16mo	$174,000	$148	72
709 Meadowlake Dr	0.39mi	3/2.0 (-1)	1,102 (-6%)	2mo	$148,000	$134	66
436 Green Tree Cir	0.08mi	3/1.0 (-1)	1,010 (-14%)	2mo	$85,000	$84	63
140 Beaver Brook Rd	0.34mi	3/1.0 (-1)	1,100 (-6%)	18mo	$90,000	$82	50

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 · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.91×
• Total profit: $25,335
• Equity at exit: $14,761

10-year hold

• IRR: 30.1%
• Equity multiple: 3.64×
• Total profit: $73,045
• Equity at exit: $8,560

Cash invested: $27,720 (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 29203

• Home prices YoY: -31.6%
• Rents YoY: 2.5%
• Active inventory: 240
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $663

Break-even live

Break-even rent $902

Max offer price $99,000

Occupancy floor 57%

Sensitivity live

Price	-10% $719	-5% $691	+0% $663	+5% $635	+10% $607
Rent	-10% $525	-5% $594	+0% $663	+5% $731	+10% $800
Rate	-1.0pp $713	-0.5pp $688	base $663	+0.5pp $637	+1.0pp $611

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $99,000 Active 12 DOM
2. 2026-06-18
   days on market $99,000 Active 9 DOM
3. 2026-06-17
   days on market $99,000 Active 8 DOM
4. 2026-06-16
   days on market $99,000 Active 7 DOM
5. 2026-06-15
   days on market $99,000 Active 6 DOM
6. 2026-06-14
   days on market $99,000 Active 4 DOM
7. 2026-06-10
   remarks 479-char remark
8. 2026-06-10
   listed $99,000 Active 1 DOM

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $1,826 · $152/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 61% 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: $20,890
• − Mortgage interest: −$5,546
• − Property taxes: −$1,826
• − Insurance: −$495
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$2,880
• Taxable income: $6,801
• Est. tax owed @ 24.0%: −$1,632
• After-tax cash flow: $6,320/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): 40,653
• Household income: $46,054
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1980.0

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 (80%)
• Race & ethnicity: Black 80% White 13% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -77.52%
• Current HPI: 168.2114
• Rent YoY: ▲ 2.50%
• 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

-89.0% since first listed

5 events — show timeline

• 2026-06-09 Listed $99,000 Consolidated MLS
• 2021-11-02 Sold (Public Records) $428,500 Public Records
• 2004-07-30 Sold (Public Records) $418,000 Public Records
• 2002-04-02 Sold (Public Records) $396,000 Public Records
• 2001-09-26 Sold (Public Records) $900,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,826 · +2.6% YoY. Source: county tax records.