413 Beaverbrook Dr · Columbia, SC 29203

$165,000

4 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 123 Days on market

Built 1971 10,454 sqft lot Est $153k · 8% over

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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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +5.8/10.0
• ARV discount +4.1/15.0
• 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

Remodeled and modernized move in ready home on nice wooded lot with a great floor plan. New 30 year warranty black shingle roof and new HVAC system. 4 bedrooms, 2 bathrooms, a living room, plus a newly remodeled kitchen. The updated kitchen boasts all new appliances, new granite counters, white shaker style cabinetry, and includes a new Fridge! More features include all new luxury plank flooring, updated bathrooms, all new paint inside & outside, all new fixtures, new doors, a new vapor barrier, new landscaping, all with a location close to everything that makes this the perfect home! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listing

Key facts

• New appliances
• New granite counters
• New hvac system

Tags

• NEW BLACK SHINGLE ROOF
• NEW HVAC SYSTEM
• NEW APPLIANCES
• NEW GRANITE COUNTERS
• WHITE SHAKER STYLE CABINETRY
• NEW LUXURY PLANK FLOORING

Property features AI

Exterior

• Parking: Attached carport; Space for 4 vehicles
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Brick finish on all sides above foundation; Paved road access

Interior

• Kitchen: Eat-in kitchen with granite countertops and painted cabinets; Microwave above the stove; Free‑standing range
• Bedrooms: Master bedroom on the main level with private bath, ceiling fan, walk-in closet, and luxury vinyl plank flooring; All secondary bedrooms on the main level with ceiling fans, private closets, and luxury vinyl plank flooring
• Flooring: Luxury vinyl plank flooring in bedrooms, great room, and kitchen
• Bathrooms: One full bathroom; One half bathroom; Master bathroom (private)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Luxury vinyl plank flooring throughout main living areas; Great room with luxury vinyl plank flooring
• Laundry & utility: Washer and dryer located on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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); 238 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $1,780/mo this rent would consume 46% 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 $1k of loan paydown is wiped out by about $5k 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 123 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.08% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $153,296
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Woodcrest Dr	0.26mi	3/2.0 (-1)	1,175 (+3%)	16mo	$174,000	$148	65
140 Beaver Brook Rd	0.15mi	3/1.0 (-1)	1,100 (-4%)	18mo	$90,000	$82	63
709 Meadowlake Dr	0.55mi	3/2.0 (-1)	1,102 (-4%)	2mo	$148,000	$134	62
436 Green Tree Cir	0.34mi	3/1.0 (-1)	1,010 (-12%)	2mo	$85,000	$84	54

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-10,659
• Equity at exit: $24,602

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $9,024
• Equity at exit: $14,266

Cash invested: $46,200 (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: 238
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$150 /mo · $1,800/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $670/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $266

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1339 Blue Ridge Ter Columbia, SC	5.0	1.5	1360	$1,825	$1.34	23d	1	1.50mi

Listing history 25 events

1. 2026-05-17
   status Pending
2. 2026-05-02
   historical Active - Contingent
3. 2026-04-23
   price $165,000
4. 2026-04-16
   price $168,500
5. 2026-04-12
   price $168,900
6. 2026-04-11
   status Active
7. 2026-02-27
   price $169,900
8. 2026-02-22
   price $171,500
9. 2026-02-16
   price $172,000
10. 2026-02-07
    price $172,500
11. 2026-02-06
    status Active
12. 2026-01-26
    status Pending
13. 2026-01-19
    price $172,900
14. 2026-01-02
    listed $174,900 Active
15. 2025-09-30
    status Pending
16. 2025-09-26
    historical Active - Contingent
17. 2025-09-21
    status Active
18. 2025-09-09
    historical Active - Contingent
19. 2025-09-09
    status Active
20. 2025-08-31
    historical Active - Contingent
21. 2025-08-27
    listed $85,000 Active
22. 2021-11-02
    soldstatus $428,500
23. 2004-07-30
    soldstatus $418,000
24. 2002-04-02
    soldstatus $396,000
25. 2001-09-26
    soldstatus $900,000

ⓘ 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: $1,800 · $150/mo
• Projected year-2 tax: $1,800 · $150/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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $21,355
• − Mortgage interest: −$9,243
• − Property taxes: −$1,800
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$4,800
• Taxable income: $601
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $3,048/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

-81.7% since first listed

25 events — show timeline

• 2026-05-17 Pending — Consolidated MLS
• 2026-05-02 Contingent — Consolidated MLS
• 2026-04-23 Price Changed $165,000 Consolidated MLS
• 2026-04-16 Price Changed $168,500 Consolidated MLS
• 2026-04-12 Price Changed $168,900 Consolidated MLS
• 2026-04-11 Relisted — Consolidated MLS
• 2026-02-27 Price Changed $169,900 Consolidated MLS
• 2026-02-22 Price Changed $171,500 Consolidated MLS
• 2026-02-16 Price Changed $172,000 Consolidated MLS
• 2026-02-07 Price Changed $172,500 Consolidated MLS
• 2026-02-06 Relisted — Consolidated MLS
• 2026-01-26 Pending — Consolidated MLS
• 2026-01-19 Price Changed $172,900 Consolidated MLS
• 2026-01-02 Listed $174,900 Consolidated MLS
• 2025-09-30 Pending — Consolidated MLS
• 2025-09-26 Contingent — Consolidated MLS
• 2025-09-21 Relisted — Consolidated MLS
• 2025-09-09 Contingent — Consolidated MLS
• 2025-09-09 Relisted — Consolidated MLS
• 2025-08-31 Contingent — Consolidated MLS
• 2025-08-27 Listed $85,000 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

+1.8%/yr

Latest (2025): $1,800 · +2.6% YoY. Source: county tax records.