308 Percival Rd #1102 · Forest Acres, SC 29206-5072

$125,000

3 bd · 2.0 ba · 1,357 sqft · Condo public records · 1 Days on market

Built 1973 $240/mo HOA · 16% 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 +21.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +6.9/10.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully renovated condo conveniently located minutes from I-77, Fort Jackson, Trenholm Plaza, Five Points, Downtown Columbia, medical facilities, shopping, and dining. The main level features an open-concept layout with the kitchen, dining room, family room, and half bathroom. Upstairs, the primary suite offers a private balcony—perfect for enjoying the morning sun or relaxing to the sounds of nature in the evening. Two additional bedrooms and a full bathroom are located across from the primary suite. Need a place to cool down, the community pool offers an ideal spot to relax and enjoy the summer season. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors w

Key facts

• Community pool
• Renovated condo
• Private balcony

Tags

• RENOVATED CONDO
• OPEN-CONCEPT LAYOUT
• PRIVATE BALCONY
• COMMUNITY POOL

Property features AI

Finance

• Other: Located in Richland Two school district; Directions: Forest Dr. to Percival Rd. Complex is on the right; building is at the back at the dead end.
• HOA & community: Property is part of an association

Exterior

• Utilities: Public sewer
• Home design: Two-story property
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access; Public water

Interior

• Bedrooms: Master bedroom on the second floor; Second bedroom on the second floor; Third bedroom on the second floor
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full second bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

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: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $5k of equity ($864 loan paydown + $4k 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $108k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $125,000

Questions for the listing agent

1. Built in 1973 — 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: 1.22% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.6%
• Equity multiple: 1.77×
• Total profit: $27,108
• Equity at exit: $56,205

10-year hold

• IRR: 15.5%
• Equity multiple: 3.28×
• Total profit: $79,966
• Equity at exit: $86,619

Cash invested: $35,000 (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 29206-5072

• Active inventory: 1
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$656
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$52
• HOA: −$240
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $187

Break-even live

Break-even rent $1,293

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $258	-5% $223	+0% $187	+5% $152	+10% $117
Rent	-10% $66	-5% $127	+0% $187	+5% $248	+10% $308
Rate	-1.0pp $250	-0.5pp $219	base $187	+0.5pp $155	+1.0pp $122

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Percival Rd Columbia, SC	3.0	2.5	1360	$1,395	$1.03	24d	1	0.13mi
202 Partridge Dr Columbia, SC	3.0	2.0	1500	$1,850	$1.23	15d	1	0.20mi
3509 Lake Ave Columbia, SC	1.0–3.0	1.0–2.0	1195	$1,465	$1.23	4d	23	0.59mi
3630 Ranch Rd Unit 3-8 Columbia, SC	2.0	2.0	1400	$1,250	$0.89	24d	1	1.20mi
3611 Ranch Rd Columbia, SC	2.0–3.0	2.0	1400	$1,400	$1.00	4d	3	1.30mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $125,000 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: $885 · $74/mo
• Projected year-2 tax: $885 · $74/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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: $18,359
• − Mortgage interest: −$7,002
• − Property taxes: −$885
• − Insurance: −$625
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − HOA: −$2,880
• − Depreciation: −$3,636
• Taxable income: $393
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $2,153/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 — 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

No demographic data for this ZIP.

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

+166.5% since first listed

14 events — show timeline

• 2026-06-18 Listed $125,000 Consolidated MLS
• 2025-09-11 Sold (Public Records) $107,500 Public Records
• 2025-09-04 Contingent — Consolidated MLS
• 2025-08-25 Listed $119,000 Consolidated MLS
• 2025-06-06 Price Changed $119,900 SBOR
• 2025-05-11 Price Changed $129,900 SBOR
• 2025-04-25 Price Changed $132,500 SBOR
• 2025-01-23 Sold (Public Records) $110,000 Public Records
• 2024-12-31 Pending — Consolidated MLS
• 2024-12-13 Relisted — Consolidated MLS
• 2024-12-13 Delisted — Consolidated MLS
• 2024-12-12 Listed $89,900 Consolidated MLS
• 1994-05-16 Sold (Public Records) $42,500 Public Records
• 1985-11-01 Sold (Public Records) $46,900 Public Records

Property tax history

-2.2%/yr

Latest (2025): $885 · +2.3% YoY. Source: county tax records.