1208 Bush River Rd Unit G8 · Columbia, SC 29210

$72,500

2 bd · 1.0 ba · 674 sqft · Condo public records · 69 Days on market

Built 1973 $300/mo HOA · 27% 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 +22.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• $300 HOA
• 2 parking spots
• Built 1973

Property features AI

Finance

• HOA & community: Has association; Association covers backyard and front yard maintenance, exterior maintenance, common area maintenance, road maintenance, trash, and water

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer
• Home design: Single-story property
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Kitchen: Galley kitchen with solid surface countertops and painted cabinets; Microwave (countertop); Range: free-standing, self-cleaning; Dishwasher; Refrigerator
• Bedrooms: Master bedroom with private bath, walk-in closet, ceiling fan, hardwood floors (located on main level); Second bedroom with private closet and hardwood floors
• Flooring: Hardwood floors in bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central electric heating
• Interior features: Ceiling fan; Smoke detector
• Laundry & utility: Laundry in closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $72k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 5.1% 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: H. B. Rhame Elementary (math 15% / reading 20%, grade F, #512 of 597 statewide, top 86%, 446 students, 100% FRL); St. Andrews Middle (math 9% / reading 18%, grade F, #207 of 229 statewide, top 91%, 706 students, 100% FRL); Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 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: Rents rising fast (+5.0%/yr); 146 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $62k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: major wind risk, 62% 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 $68,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.55% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-1,925
• Equity at exit: $10,810

10-year hold

• IRR: 10.3%
• Equity multiple: 1.91×
• Total profit: $18,390
• Equity at exit: $6,268

Cash invested: $20,300 (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 29210

• Home prices YoY: -32.2%
• Rents YoY: 5.0%
• Active inventory: 146
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,126 high
• Mortgage (P&I): −$380
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$30
• HOA: −$300
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $115

Break-even live

Break-even rent $980

Max offer price $72,500

Occupancy floor 85%

Sensitivity live

Price	-10% $156	-5% $136	+0% $115	+5% $95	+10% $74
Rent	-10% $26	-5% $71	+0% $115	+5% $160	+10% $204
Rate	-1.0pp $152	-0.5pp $133	base $115	+0.5pp $96	+1.0pp $77

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Old Manor Rd Unit BG414 Columbia, SC	1.0	1.0	672	$1,000	$1.49	25d	1	0.85mi
416 Old Manor Rd Unit BG416 Columbia, SC	1.0	1.0	678	$1,000	$1.47	25d	1	0.85mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,224	$1.93	13d	24	0.88mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,300	$1.20	21d	3	0.90mi
1018 Old Manor Rd Unit BG1018 Columbia, SC	1.0	1.0	672	$1,075	$1.60	25d	1	0.97mi
1218 Old Manor Rd Columbia, SC	1.0	1.0	672	$825	$1.23	25d	1	1.01mi
1000 Abberly Village Cir Unit 1427 West Columbia, SC	1.0	1.0	684	$3,840	$5.61	16d	1	1.19mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,062	$1.16	13d	9	1.30mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	13d	32	1.34mi
200 Saluda River Rd Columbia, SC	1.0–2.0	1.0–1.5	900	$1,120	$1.24	13d	8	1.37mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$1,180	$1.35	13d	25	1.42mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $72,500 Active 69 DOM
2. 2026-06-18
   days on market $72,500 Active 66 DOM
3. 2026-06-17
   days on market $72,500 Active 65 DOM
4. 2026-06-16
   days on market $72,500 Active 64 DOM
5. 2026-06-15
   days on market $72,500 Active 63 DOM
6. 2026-06-14
   days on market $72,500 Active 61 DOM
7. 2026-06-13
   days on market $72,500 Active 60 DOM
8. 2026-06-10
   days on market $72,500 Active 58 DOM
9. 2026-06-09
   days on market $72,500 Active 57 DOM
10. 2026-06-08
    days on market $72,500 Active 56 DOM
11. 2026-06-07
    days on market $72,500 Active 55 DOM
12. 2026-06-03
    days on market $72,500 Active 51 DOM
13. 2026-06-03
    days on market $72,500 Active 50 DOM
14. 2026-06-01
    days on market $72,500 Active 49 DOM
15. 2026-05-31
    days on market $72,500 Active 48 DOM
16. 2026-05-16
    price $72,500
17. 2026-04-13
    listed $75,000 Active
18. 2026-01-02
    soldstatus $62,000
19. 2025-12-27
    status Pending
20. 2025-12-12
    historical Active - Contingent
21. 2025-12-04
    listed $69,999 Active
22. 2025-07-17
    price $50,000
23. 2025-06-26
    status Active
24. 2025-06-04
    status Pending
25. 2025-06-02
    status Active
26. 2025-05-31
    historical
27. 2025-05-14
    price $53,500
28. 2025-01-10
    listed $58,000 Active
29. 2020-10-25
    soldstatus $36,000
30. 2015-11-10
    soldstatus $40,000
31. 2015-11-10
    soldstatus $23,000
32. 2012-03-02
    soldstatus $40,000
33. 2003-04-01
    soldstatus $39,000
34. 1994-11-01
    soldstatus $38,500
35. 1989-06-01
    soldstatus $36,150
36. 1982-06-01
    soldstatus $31,500

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $770 · $64/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $13,513
• − Mortgage interest: −$4,061
• − Property taxes: −$770
• − Insurance: −$362
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − HOA: −$3,600
• − Depreciation: −$2,109
• Taxable income: $448
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $1,273/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): 39,962
• Household income: $50,871
• Rent vs Own: 63.7% rent · 36.3% own
• Severe rent burden: 2859.0

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 0.58)
• Race & ethnicity: Black 55% White 34% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Arab 2% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3%

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: ▼ -107.61%
• Current HPI: 226.2564
• Rent YoY: ▲ 5.00%
• 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

+130.2% since first listed

21 events — show timeline

• 2026-05-16 Price Changed $72,500 Consolidated MLS
• 2026-04-13 Listed $75,000 Consolidated MLS
• 2026-01-02 Sold (Public Records) $62,000 Public Records
• 2025-12-27 Pending — Consolidated MLS
• 2025-12-12 Contingent — Consolidated MLS
• 2025-12-04 Listed $69,999 Consolidated MLS
• 2025-07-17 Price Changed $50,000 Consolidated MLS
• 2025-06-26 Relisted — Consolidated MLS
• 2025-06-04 Pending — Consolidated MLS
• 2025-06-02 Relisted — Consolidated MLS
• 2025-05-31 Delisted — Consolidated MLS
• 2025-05-14 Price Changed $53,500 Consolidated MLS
• 2025-01-10 Listed $58,000 Consolidated MLS
• 2020-10-25 Sold (Public Records) $36,000 Public Records
• 2015-11-10 Sold (Public Records) $23,000 Public Records
• 2015-11-10 Sold (Public Records) $40,000 Public Records
• 2012-03-02 Sold (Public Records) $40,000 Public Records
• 2003-04-01 Sold (Public Records) $39,000 Public Records
• 1994-11-01 Sold (Public Records) $38,500 Public Records
• 1989-06-01 Sold (Public Records) $36,150 Public Records
• 1982-06-01 Sold (Public Records) $31,500 Public Records

Property tax history

-3.4%/yr

Latest (2025): $770 · +2.4% YoY. Source: county tax records.