1522 Hibiscus St · Columbia, SC 29205-4716

$170,000

2 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 13 Days on market

Built 1955 7,405 sqft lot Est $242k · 30% under ↓ 11% since listing

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Back on the market! No fault of Seller or Home. Investor's dream in the heart of Rosewood! This charming all-brick bungalow offers timeless appeal, flexible living space, and excellent location in and established, well-kept neighborhood zoned for Richland One Schools including Dreher High School, Kilbourn Elementary and Hand Middle. with 2 bedrooms and a flex room that can serve as a third bedroom, den, dining room or home office this 1,110 square foot home adapts easily to your lifestyle or rental needs. Features include electric heat and air, storm windows & doors, cable TV available and a new roof for peace of mind. Fresh Paint in bathroom and two bedrooms. The home sits on a fla

Key facts

• Flat rear fenced lot
• Excellent location
• All brick bungalow

Tags

• ALL BRICK BUNGALOW
• FLEXIBLE LIVING SPACE
• EXCELLENT LOCATION
• ZONED FOR RICHLAND ONE SCHOOLS
• NEW ROOF
• FLAT REAR FENCED LOT

Property features AI

Finance

• Other: Cable TV available

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Septic with public sewer available
• Home design: Single-story home; House faces north
• Construction: Brick exterior on all sides above the foundation; Crawlspace foundation
• Exterior features: Uncovered front porch; Covered back porch; Chain-link fencing in rear

Interior

• Kitchen: Eat-in kitchen; Pantry; Formica countertops; Wood cabinets (other); Backsplash (other)
• Bedrooms: Main-level master bedroom with private closet and carpeted floors; Main-level second bedroom with private closet, shared bath and carpeted floors; Main-level third bedroom with private closet, shared bath and carpeted floors
• Flooring: Carpet in bedrooms and great room; Other flooring in kitchen
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Ceiling fan in the great room; Refrigerator included; Electric water heater; Free-standing range
• Laundry & utility: Main-level laundry on an unheated porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $96 ($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 $140k (17.7% below list).
• Recommended offer: $140k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: South Kilbourne Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 296 students, 100% FRL); Dreher High (math 47% / reading 92%, grade B, #60 of 196 statewide, top 32%, 1,150 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: 1 active listings in the ZIP; 31 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

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,962 (17.7% below list)

Questions for the listing agent

1. Built in 1955 — 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: 0.82% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $241,980
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Chevis St	0.35mi	2/2.0	1,116 (+0%)	2mo	$243,000	$218	78

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: 9.7%
• Equity multiple: 1.56×
• Total profit: $26,531
• Equity at exit: $76,439

10-year hold

• IRR: 12.1%
• Equity multiple: 2.80×
• Total profit: $85,769
• Equity at exit: $117,802

Cash invested: $47,600 (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 29205-4716

• Active inventory: 1
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$891
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $96

Break-even live

Break-even rent $1,278

Max offer price $170,000

Occupancy floor 88%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3626 Hydrangea St Columbia, SC	2.0	1.0	800	$1,040	$1.30	21d	1	0.07mi
1324 Deerwood St Unit 1 Columbia, SC	2.0	2.0	1030	$1,350	$1.31	23d	1	0.38mi
3732 Hickory St Columbia, SC	2.0	1.5	840	$1,350	$1.61	23d	1	0.47mi
1649 S Beltline Blvd Columbia, SC	2.0	1.0	900	$1,250	$1.39	23d	1	0.47mi
1 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,745	$1.69	23d	1	0.53mi
21 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,498	$1.45	11d	1	0.56mi
823 S Kilbourne Rd Columbia, SC	2.0	1.0	743	$1,100	$1.48	23d	1	0.61mi
914 Chevis St Columbia, SC	3.0	2.0	1280	$2,100	$1.64	23d	1	0.61mi
23 Cavalier Ct Unit A Columbia, SC	2.0	1.0	871	$1,300	$1.49	23d	1	0.64mi
1840 Tall Pines Cir Columbia, SC	3.0	1.5	1021	$1,350	$1.32	14d	1	0.65mi
13 Acme St Columbia, SC	3.0	1.0	900	$1,300	$1.44	23d	1	0.66mi
828 Suber St Unit E Columbia, SC	2.0	1.0	1100	$995	$0.90	11d	1	0.67mi
1908 Tall Pines Cir Unit 4 Columbia, SC	1.0	1.0	750	$900	$1.20	23d	1	0.69mi
3901 Bright Ave Columbia, SC	3.0	1.0	1047	$1,380	$1.32	14d	1	0.71mi
3425 Manor Ave Columbia, SC	3.0	2.0	1200	$2,100	$1.75	11d	1	0.77mi
721 Deerwood St Columbia, SC	2.0	1.0	1000	$1,150	$1.15	14d	1	0.81mi
3840 Overbrook Dr Columbia, SC	2.0	2.0	900	$1,595	$1.77	23d	1	0.89mi
2725 Kingswood Dr Columbia, SC	3.0	1.0	940	$1,500	$1.60	23d	1	0.99mi
524 S Beltline Blvd Columbia, SC	2.0	1.0	1050	$1,300	$1.24	23d	1	1.01mi
19 Graymont Cir Unit NA Columbia, SC	3.0	2.0	1250	$2,400	$1.92	23d	1	1.10mi
114 Easy St Columbia, SC	2.0	2.0	1100	$1,500	$1.36	11d	1	1.12mi
1 Graymont Cir Columbia, SC	3.0	2.5	1400	$2,175	$1.55	23d	1	1.12mi
320 S Beltline Blvd Columbia, SC	2.0	1.0	800	$1,048	$1.31	23d	5	1.19mi
501 Pelham Dr Columbia, SC	1.0–2.0	1.0–2.0	805	$1,625	$2.02	2d	24	1.20mi
500 Gills Creek Pkwy Columbia, SC	1.0–2.0	1.0–2.0	807	$1,375	$1.70	11d	27	1.24mi
317 Beltline Blvd Unit 1 Columbia, SC	3.0	1.0	1150	$1,200	$1.04	23d	1	1.36mi
3125 Heyward St Unit B Columbia, SC	2.0	1.0	1100	$1,600	$1.45	23d	1	1.39mi
3125 Heyward St Unit A Columbia, SC	3.0	1.0	1200	$2,400	$2.00	23d	1	1.39mi
222 Prospect St Unit 224 Columbia, SC	2.0	1.0	750	$1,250	$1.67	23d	1	1.42mi
4319 Wilmot Ave Columbia, SC	3.0	1.0	1000	$1,650	$1.65	23d	1	1.44mi
318 S Woodrow St Columbia, SC	2.0	1.0	1103	$1,700	$1.54	23d	1	1.46mi

Listing history 10 events

1. 2026-06-18
   days on market $170,000 Active 13 DOM
2. 2026-06-17
   days on market $170,000 Active 12 DOM
3. 2026-06-16
   days on market $170,000 Active 11 DOM
4. 2026-06-15
   days on market $170,000 Active 10 DOM
5. 2026-06-14
   days on market $170,000 Active 8 DOM
6. 2026-06-10
   days on market $170,000 Active 5 DOM
7. 2026-06-09
   days on market $170,000 Active 4 DOM
8. 2026-06-08
   days on market $170,000 Active 3 DOM
9. 2026-06-07
   remarks 695-char remark
10. 2026-06-07
    listed $170,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $565 · $47/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$404/yr (+$34/mo · 71.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 98% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $16,795
• − Mortgage interest: −$9,523
• − Property taxes: −$565
• − Insurance: −$850
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,945
• Taxable loss: −$1,775
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $1,581/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-10.5% since first listed

6 events — show timeline

• 2026-06-05 Listed $170,000 Consolidated MLS
• 2026-03-20 Pending — Consolidated MLS
• 2025-10-09 Relisted — Consolidated MLS
• 2025-09-03 Pending — Consolidated MLS
• 2025-08-29 Price Changed $170,000 Consolidated MLS
• 2025-07-01 Listed $190,000 Consolidated MLS

Property tax history

+8.3%/yr

Latest (2025): $565 · +182.5% YoY. Source: county tax records.