214 Arbor Dr · Forest Acres, SC 29206

$95,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 1 Days on market

Built 1949 0.28 ac lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.7/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Packed with potential, this property offers the perfect canvas for savvy investors or flippers! Located minutes to Fort Jackson, Forest Drive, interstate, and the highly desired Forest Lake neighborhood! Single family home on a brick foundation. Featuring 2 bedrooms, 1 bathroom, and situated on appx. 0.28 acres. Covered front stoop. Hardwood floors throughout. Large living room with brick fireplace that has access to a side covered porch. Formal dining room area. Kitchen has washer/dryer connections, currently set up with fridge, stove, microwave, dishwasher, and access to the backyard. Two bedrooms with overhead lighting share one tiled bathroom that has space for a vanity, toilet, and tub

Key facts

• Brick foundation
• Brick fireplace
• Side covered porch

Tags

• BRICK FOUNDATION
• COVERED FRONT STOOP
• HARDWOOD FLOORS
• BRICK FIREPLACE
• SIDE COVERED PORCH
• WASHER DRYER CONNECTIONS

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Crawlspace foundation; Exterior finish: Other
• Exterior features: Covered front porch; Other covered porch; Paved road access; Lot approximately 0.28 acres; Public water

Interior

• Kitchen: Formica countertops; Painted cabinets; Tile backsplash; Laminate flooring in kitchen
• Bedrooms: Master bedroom on the main level with hardwood floors; Second bedroom on the main level with hardwood floors
• Flooring: Hardwood floors; Laminate in kitchen
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: One fireplace; Hardwood floors throughout main living areas; Formal living room with fireplace; Formal dining room
• Laundry & utility: Laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

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: Rents rising fast (+4.8%/yr); 114 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent is only 15% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 + 4.8% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $95k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $95,000

Questions for the listing agent

1. Built in 1949 — 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 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?
4. 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?
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: 1.17% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-2,917
• Equity at exit: $14,165

10-year hold

• IRR: 8.9%
• Equity multiple: 1.74×
• Total profit: $19,788
• Equity at exit: $8,214

Cash invested: $26,600 (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 29206

• Rents YoY: 4.8%
• Active inventory: 114
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$181 /mo · $2,173/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $163

Break-even live

Break-even rent $910

Max offer price $95,000

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Arbor Dr Unit F Columbia, SC	1.0	1.0	600	$925	$1.54	23d	1	0.11mi
3509 Lake Ave Columbia, SC	1.0–3.0	1.0–2.0	1195	$1,245	$1.04	2d	23	0.41mi
1930 Greenoaks Rd Unit A Columbia, SC	2.0	1.5	900	$1,175	$1.31	11d	1	1.42mi

Listing history 3 events

1. 2026-05-15
   status Pending
2. 2026-05-14
   listed $95,000 Active
3. 1986-02-01
   soldstatus $38,500

ⓘ 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: $2,173 · $181/mo
• Projected year-2 tax: $2,173 · $181/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 68% 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: $13,391
• − Mortgage interest: −$5,321
• − Property taxes: −$2,173
• − Insurance: −$475
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,764
• Taxable income: $516
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $1,829/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

• County: Richland County · 389,530 people
• City population: 20,054
• Metro: Columbia, SC
• Population (ZIP): 19,759
• Household income: $91,847
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 697.0

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 White (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 5% Serbian 4% Slovak 4%
• Foreign-born: 3% · Canada, Guatemala, South Korea
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -325.76%
• Current HPI: 224.5418
• Rent YoY: ▲ 4.80%
• 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

+146.8% since first listed

3 events — show timeline

• 2026-05-15 Pending — Consolidated MLS
• 2026-05-14 Listed $95,000 Consolidated MLS
• 1986-02-01 Sold (Public Records) $38,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $2,173 · +2.4% YoY. Source: county tax records.