3035 Harborview Dr · Columbia, SC 29229

$199,000

3 bd · 2.5 ba · 1,250 sqft · SingleFamily · 73 Days on market

Built 2025 1,742 sqft lot Est $186k · 7% over $102/mo HOA · 5% of rent ↓ 1% since listing

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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 +16.3/30.0
• 1% rule +5.1/10.0
• DSCR +5.0/10.0
• ARV discount +4.4/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Laurens A interior unit features three bedrooms and two-and-one-half bathrooms and has a very bright and inviting layout. The first floor features a large great room, an eat-in area, and an open kitchen equipped with bright white shaker cabinetry, Luna Pearl Granite countertops, Driftwood luxury vinyl flooring, stainless steel appliances, pendant lights above the kitchen sink, and a generous pantry. Additional first-floor amenities include a powder bathroom and a convenient laundry area. Upstairs, the townhome offers three well-sized bedrooms, including a beautiful primary bedroom with a large walk-in closet and an ensuite bathroom featuring a double-sink vanity and a tub/shower combo.

Key facts

• Generous pantry
• Large patio
• Open kitchen

Tags

• OPEN KITCHEN
• LUNA PEARL GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GENEROUS PANTRY
• FULLY FENCED BACKYARD
• LARGE PATIO

Property features AI

Finance

• Other: Community pool
• HOA & community: Homeowners association present; Association maintains common areas, exterior, front yards, sidewalks, street lights and green areas; Community amenities include a pool, playground, and sidewalks; New-construction builder warranty

Exterior

• Parking: Paved road access
• Utilities: Public water; Public sewer; Thermopane (energy-efficient) windows
• Home design: Two-story home; House faces east; Vinyl exterior finish
• Construction: Slab foundation
• Exterior features: Patio; Uncovered back porch; Full sprinkling system; Gutters (full); Privacy wood fence

Interior

• Kitchen: Eat-in kitchen with painted cabinets, pantry, quartz countertops, recessed lighting; Dishwasher; Microwave installed above stove; Self-cleaning smooth-surface range
• Bedrooms: Master bedroom with double vanity, private bath, walk-in closet, ceiling fan; located on the second floor; Second bedroom with private closet and shared bath; located on the second floor; Third bedroom with private closet and shared bath; located on the second floor
• Flooring: Luxury vinyl plank flooring in kitchen and great room; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full second-floor baths
• Heating & cooling: Central air conditioning; Electric heating with heat pumps on both levels; Split system with zoned heating/cooling
• Interior features: Ceiling fans; Smoke detector; Pull-down attic access
• Laundry & utility: Main-level utility/laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 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: Pontiac Elementary (math 39% / reading 35%, grade F, #315 of 597 statewide, top 55%, 724 students, 68% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 41% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 73 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.01% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $186,250
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2055 Armada Rd	0.66mi	3/2.5	1,362 (+9%)	4mo	$202,499	$149	51

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-25,679
• Equity at exit: $29,672

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-14,718
• Equity at exit: $17,206

Cash invested: $55,720 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$102
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $108

Break-even live

Break-even rent $1,870

Max offer price $199,000

Occupancy floor 90%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1037 Astoria DR Columbia, SC	3.0	2.5	1363	$1,900	$1.39	3d	1	0.09mi
1074 Cornelia St Elgin, SC	3.0	2.5	1432	$1,995	$1.39	3d	1	0.48mi
1102 Semoran Way Columbia, SC	3.0–4.0	2.5	1488	$1,730	$1.16	2d	16	0.81mi
4415 Percival Rd Columbia, SC	1.0–3.0	1.0–2.0	1112	$2,226	$2.00	2d	20	0.88mi
325 Spears Creek Church Rd Elgin, SC	1.0–2.0	1.0–2.0	1038	$1,460	$1.41	3d	5	1.24mi
840 Sparkleberry Ln Columbia, SC	1.0–2.0	1.0–2.0	924	$1,579	$1.71	3d	6	1.40mi

HOA detail

• Monthly dues: $102 · $1,224/yr

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-04-18
   price $199,000
3. 2026-04-09
   price $200,000
4. 2026-03-26
   price $201,000
5. 2026-02-27
   listed $201,469 Active

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,075
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$1,224
• − Depreciation: −$5,789
• Taxable loss: −$1,917
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $1,752/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 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 — 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): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Korean 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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• 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

-1.2% since first listed

5 events — show timeline

• 2026-05-11 Pending — Consolidated MLS
• 2026-04-18 Price Changed $199,000 Consolidated MLS
• 2026-04-09 Price Changed $200,000 Consolidated MLS
• 2026-03-26 Price Changed $201,000 Consolidated MLS
• 2026-02-27 Listed $201,469 Consolidated MLS