6905 Cleaton Rd Unit K156 · Forest Acres, SC 29206

$130,000

3 bd · 2.5 ba · 1,392 sqft · Condo · 8 Days on market

Built 1974 Good condition $177/mo HOA · 11% 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 +21.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +6.7/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for low-maintenance living in Forest Acres? Welcome to 6905 Cleaton Road, Unit K156! This 3-bedroom, 2.5-bath condo offers a spacious two-story floor plan and access to amenities that are hard to find at this price point. The main level includes a comfortable living room, dining area, eat-in kitchen, laundry closet, and a convenient half bath. Upstairs, you'll find all three bedrooms and two full bathrooms, providing separation between living and private spaces. Enjoy your morning coffee from the covered front porch or relax outdoors in the fenced patio area. Residents of the community also enjoy access to a swimming pool, tennis courts, and a shared dock on Cary's Lake. Convenientl

Key facts

• Covered front porch
• Shared dock
• Swimming pool

Tags

• TWO STORY FLOOR PLAN
• COVERED FRONT PORCH
• FENCED PATIO AREA
• SWIMMING POOL
• TENNIS COURTS
• SHARED DOCK

Property features AI

Finance

• Other: Community amenities include tennis courts and a pool
• HOA & community: Community association (association covers exterior maintenance, landscaping, pool, and tennis courts)

Exterior

• Parking: Paved road access
• Utilities: Public water; Public sewer
• Home design: Two-story property; Fiber cement (Hardie Plank) exterior finish; Public lake frontage (common lake)
• Construction: Slab foundation
• Exterior features: Covered front porch; Patio; Shared dock (common lake access); Partial gutters; Rear wood privacy fence

Interior

• Kitchen: Eat-in kitchen; Formica countertops; Tiled backsplash; Painted cabinets; Luxury vinyl plank flooring; Dishwasher; Refrigerator; Microwave (above stove); Free-standing range
• Bedrooms: Primary bedroom on second floor with walk-in closet; Second bedroom on second floor with private closet; Third bedroom on second floor with private closet
• Flooring: Carpet in bedrooms and living areas; Luxury vinyl plank in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Two full secondary bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpeted living areas; Ceiling fans in bedrooms; Private bath and separate water closet in primary suite; Tub/shower combos in bathrooms; Shared baths for secondary bedrooms
• Laundry & utility: Laundry located in a closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).

Location & tenants

• Location reads 73/100 on livability (#39 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: crime D, amenities F, commute F.
• Richland 02 (suburban): math 35% / reading 47% proficiency, ranked #29 of 80 in SC (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forest Lake Elementary (math 42% / reading 46%, grade F, #239 of 597 statewide, top 41%, 614 students, 70% FRL) — zoned schools average 70% FRL vs 38% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 114 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $899 of loan paydown is wiped out by about $4k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $130,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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. 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 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: 1.23% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 6.8

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-6,166
• Equity at exit: $19,383

10-year hold

• IRR: 7.6%
• Equity multiple: 1.63×
• Total profit: $22,925
• Equity at exit: $11,240

Cash invested: $36,400 (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 29206

• Rents YoY: 4.8%
• Active inventory: 114
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$177
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $186

Break-even live

Break-even rent $1,361

Max offer price $130,000

Occupancy floor 83%

Sensitivity live

Price	-10% $275	-5% $231	+0% $186	+5% $141	+10% $96
Rent	-10% $60	-5% $123	+0% $186	+5% $249	+10% $312
Rate	-1.0pp $251	-0.5pp $219	base $186	+0.5pp $152	+1.0pp $118

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6905 Cleaton Rd Columbia, SC	3.0	2.5–3.0	1546	$1,925	$1.25	24d	3	0.09mi
6837 N Trenholm Rd Columbia, SC	1.0–3.0	1.0–2.0	1105	$1,985	$1.80	4d	30	0.42mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,200	$1.10	24d	1	0.46mi
7006 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.0	1090	$1,295	$1.19	12d	7	0.55mi
7501 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.5	1097	$1,249	$1.14	24d	1	0.61mi
7502 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	875	$1,515	$1.73	24d	1	0.65mi
7502 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.0	825	$1,305	$1.58	4d	22	0.65mi
300 Meredith Sq Columbia, SC	2.0–3.0	2.0–2.5	1258	$1,499	$1.19	24d	1	0.73mi
1930 Greenoaks Rd Unit A Columbia, SC	2.0	1.5	900	$1,175	$1.31	12d	1	0.75mi
7602 Hunt Club Rd Unit I-104 Columbia, SC	2.0	2.5	1200	$1,295	$1.08	19d	1	0.78mi
2102 Long Shadow Ln Columbia, SC	2.0	1.5	1150	$1,300	$1.13	4d	1	0.81mi
7602 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.5	950	$1,295	$1.36	24d	2	0.81mi
1630 Edgemore Rd Unit 1 Columbia, SC	3.0	2.0	1225	$1,650	$1.35	24d	1	1.06mi
3611 Ranch Rd Columbia, SC	2.0–3.0	2.0	1400	$1,400	$1.00	4d	3	1.10mi
2919 Chatsworth Rd Columbia, SC	2.0	1.0	975	$1,300	$1.33	24d	1	1.14mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	3d	1	1.18mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	24d	1	1.18mi
1633 Overhill Rd Columbia, SC	3.0	1.5	1052	$1,661	$1.58	24d	1	1.20mi
2920 Chatsworth Rd Unit A Columbia, SC	2.0	2.0	980	$1,100	$1.12	4d	1	1.20mi
2920 Chatsworth Rd Apt C Columbia, SC	2.0	2.0	980	$1,100	$1.12	24d	1	1.20mi
3630 Ranch Rd Unit 3-8 Columbia, SC	2.0	2.0	1400	$1,250	$0.89	24d	1	1.20mi
1741 Springfield Ave Columbia, SC	3.0	1.0	1582	$930	$0.59	12d	1	1.34mi
250 Springtree Dr Columbia, SC	1.0–2.0	1.0	839	$1,090	$1.30	4d	8	1.36mi
3836 Davies Dr Columbia, SC	3.0	1.5	1736	$1,625	$0.94	4d	1	1.42mi
8720 Windsor Lake Blvd Columbia, SC	1.0–3.0	1.0–2.0	967	$1,415	$1.46	24d	15	1.45mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,848	$1.66	4d	27	1.48mi

HOA detail condo

• Monthly dues: $177 · $2,124/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $130,000 Active 8 DOM
2. 2026-06-17
   days on market $130,000 Active 7 DOM
3. 2026-06-16
   days on market $130,000 Active 6 DOM
4. 2026-06-15
   days on market $130,000 Active 5 DOM
5. 2026-06-14
   days on market $130,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $130,000 Active 2 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $19,155
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − HOA: −$2,124
• − Depreciation: −$3,782
• Taxable income: $303
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $2,155/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained townhouse in Forest Acres offers a good balance of updates and original features, making it a solid investment opportunity.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both update flooring in bedrooms — improves aesthetics and value
• Resale install new kitchen backsplash — adds modern touch and value
• Resale install new bathroom vanity — modernizes space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both update flooring in bedrooms — improves aesthetics and value ↑
• Resale install new kitchen backsplash — adds modern touch and value ↑
• Resale install new bathroom vanity — modernizes space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Richland 02
• NCES district ID: 4503390
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $59,684
• Composite: 36.2/100
• National rank: #4730
• State rank: #29 of 80 in SC

Livability — Forest Acres

• Score: 73/100
• State rank: #39
• US rank: #5064

Category grades

Amenities F Commute F Cost of living A Crime D Employment A- Housing A+ Health & safety B User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Acres, SC
• County: Richland County · 389,530 people
• City population: 20,054
• 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

1 event — show timeline

• 2026-06-10 Listed $130,000 Consolidated MLS