12 Sea Hawk Ct · Columbia, SC 29203

$169,000

2 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 79 Days on market

Built 2004 3,049 sqft lot $119/mo HOA · 8% of rent

---

Why this score? — see what drove the D- 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 +12.4/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming, low-maintenance, townhome-style single-family residence tucked away on a quiet cul-de-sac in the City of Columbia. This home offers added privacy and a more open feel while still maintaining easy, low-maintenance living. Inside, you’ll find an inviting open layout with abundant natural light and easy everyday living. The main living area flows seamlessly into the kitchen and dining space, making it ideal for both relaxing and entertaining. A bright sunroom provides the perfect flex space for a sitting area, home office, or morning coffee retreat. The spacious primary suite offers a private escape, while additional bedrooms provide flexibility for guests, hobbies, or work-from-home needs. Enjoy the ease of a private driveway and covered parking, along with minimal exterior upkeep. Conveniently located just minutes from I-20, I-77, minutes from Midlands Technical-Cornerstone & Midlands Technical-Northeast, and a short drive to downtown Columbia, you’ll have quick access to shopping, dining, and entertainment while still enjoying a tucked-away setting. Perfect for first-time buyers, down-sizers, or investors—don’t miss this opportunity to own a well-maintained home in a convenient Columbia location.

Key facts

• Covered parking
• Private driveway
• Quiet cul de sac

Tags

• TOWNHOME STYLE RESIDENCE
• QUIET CUL DE SAC
• ABUNDANT NATURAL LIGHT
• BRIGHT SUNROOM
• PRIVATE DRIVEWAY
• COVERED PARKING

Property features AI

Finance

• HOA & community: Part of an association; HOA covers common area insurance, exterior maintenance, and lawn maintenance; Association governed by bylaws and restrictive covenants; pet restrictions apply; Community lighting and lawn maintenance

Exterior

• Parking: Attached carport (1-car); Paved concrete driveway
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Public utilities available
• Home design: Single-story residential property; Approximate age 21–30 years; Entry level on main floor
• Construction: Vinyl siding exterior; Architectural roof; Slab foundation
• Exterior features: Patio; Cul-de-sac lot; Approximate lot dimensions: 28 x 21 x 85 x 44 x 68; Approximately 1/2 acre lot

Interior

• Kitchen: Kitchen (approx. 8 x 13); Stand-alone electric range
• Bedrooms: Primary bedroom on main level with full bath (approx. 12 x 16); Second bedroom on main level (approx. 11 x 11)
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric forced-air heating; Central electric forced cooling
• Interior features: Open floor plan; Cable available; Sun room; Combo living and dining room
• Laundry & utility: Laundry on first floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-28 ($-333/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (16.8% below list).
• Recommended offer: $141k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D+, 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.
• Market conditions: Rents rising (+2.5%/yr); 238 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); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 37% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 79 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $94k; list at $169k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $140,669 (16.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.83% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-29,851
• Equity at exit: $25,198

10-year hold

• IRR: -11.2%
• Equity multiple: 0.34×
• Total profit: $-31,114
• Equity at exit: $14,612

Cash invested: $47,320 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,407 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$70
• HOA: −$119
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-28

Break-even live

Break-even rent $1,442

Max offer price $164,103

Occupancy floor 97%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Powell Rd Columbia, SC	1.0–2.0	1.0–2.0	915	$1,333	$1.46	11d	26	0.31mi
261 Business Park Blvd Columbia, SC	1.0–3.0	1.0–2.0	1127	$1,349	$1.20	11d	2	0.69mi
2250 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1155	$1,890	$1.64	11d	18	1.11mi

HOA detail

• Monthly dues: $119 · $1,428/yr

Listing history 19 events

1. 2026-06-18
   days on market $169,000 Active 79 DOM
2. 2026-06-17
   price $169,000 Active 78 DOM
3. 2026-06-17
   days on market $174,999 Active 78 DOM
4. 2026-06-16
   days on market $174,999 Active 77 DOM
5. 2026-06-15
   days on market $174,999 Active 76 DOM
6. 2026-06-14
   days on market $174,999 Active 74 DOM
7. 2026-06-10
   days on market $174,999 Active 71 DOM
8. 2026-06-09
   days on market $174,999 Active 70 DOM
9. 2026-06-08
   days on market $174,999 Active 69 DOM
10. 2026-06-07
    days on market $174,999 Active 68 DOM
11. 2026-06-03
    days on market $174,999 Active 64 DOM
12. 2026-06-03
    days on market $174,999 Active 63 DOM
13. 2026-06-01
    days on market $174,999 Active 62 DOM
14. 2026-05-31
    days on market $174,999 Active 61 DOM
15. 2026-04-25
    price $174,999
16. 2026-04-24
    price $174,999 1276-char remark

    Show marketing remark (1276 chars)

    Welcome home to this charming, low-maintenance, townhome-style single-family residence tucked away on a quiet cul-de-sac in the City of Columbia. This home offers added privacy and a more open feel while still maintaining easy, low-maintenance living. Inside, you’ll find an inviting open layout with abundant natural light and easy everyday living. The main living area flows seamlessly into the kitchen and dining space, making it ideal for both relaxing and entertaining. A bright sunroom provides the perfect flex space for a sitting area, home office, or morning coffee retreat. The spacious primary suite offers a private escape, while additional bedrooms provide flexibility for guests, hobbies, or work-from-home needs. Enjoy the ease of a private driveway and covered parking, along with minimal exterior upkeep. Conveniently located just minutes from I-20, I-77, minutes from Midlands Technical-Cornerstone & Midlands Technical-Northeast, and a short drive to downtown Columbia, you’ll have quick access to shopping, dining, and entertainment while still enjoying a tucked-away setting. Perfect for first-time buyers, down-sizers, or investors—don’t miss this opportunity to own a well-maintained home in a convenient Columbia location.

17. 2026-03-31
    listed $179,999 Active

    Show marketing remark (1276 chars)

    Welcome home to this charming, low-maintenance, townhome-style single-family residence tucked away on a quiet cul-de-sac in the City of Columbia. This home offers added privacy and a more open feel while still maintaining easy, low-maintenance living. Inside, you’ll find an inviting open layout with abundant natural light and easy everyday living. The main living area flows seamlessly into the kitchen and dining space, making it ideal for both relaxing and entertaining. A bright sunroom provides the perfect flex space for a sitting area, home office, or morning coffee retreat. The spacious primary suite offers a private escape, while additional bedrooms provide flexibility for guests, hobbies, or work-from-home needs. Enjoy the ease of a private driveway and covered parking, along with minimal exterior upkeep. Conveniently located just minutes from I-20, I-77, minutes from Midlands Technical-Cornerstone & Midlands Technical-Northeast, and a short drive to downtown Columbia, you’ll have quick access to shopping, dining, and entertainment while still enjoying a tucked-away setting. Perfect for first-time buyers, down-sizers, or investors—don’t miss this opportunity to own a well-maintained home in a convenient Columbia location.

18. 2026-03-31
    listed $179,999 Active 1276-char remark

    Show marketing remark (1276 chars)

    Welcome home to this charming, low-maintenance, townhome-style single-family residence tucked away on a quiet cul-de-sac in the City of Columbia. This home offers added privacy and a more open feel while still maintaining easy, low-maintenance living. Inside, you’ll find an inviting open layout with abundant natural light and easy everyday living. The main living area flows seamlessly into the kitchen and dining space, making it ideal for both relaxing and entertaining. A bright sunroom provides the perfect flex space for a sitting area, home office, or morning coffee retreat. The spacious primary suite offers a private escape, while additional bedrooms provide flexibility for guests, hobbies, or work-from-home needs. Enjoy the ease of a private driveway and covered parking, along with minimal exterior upkeep. Conveniently located just minutes from I-20, I-77, minutes from Midlands Technical-Cornerstone & Midlands Technical-Northeast, and a short drive to downtown Columbia, you’ll have quick access to shopping, dining, and entertainment while still enjoying a tucked-away setting. Perfect for first-time buyers, down-sizers, or investors—don’t miss this opportunity to own a well-maintained home in a convenient Columbia location.

19. 2006-03-31
    soldstatus $94,000

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$203/yr (+$17/mo · 26.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $16,880
• − Mortgage interest: −$9,467
• − Property taxes: −$760
• − Insurance: −$845
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − HOA: −$1,428
• − Depreciation: −$4,916
• Taxable loss: −$3,237
• Est. tax savings @ 24.0%: +$777
• After-tax cash flow: $444/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

+86.2% since first listed

5 events — show timeline

• 2026-04-25 Price Changed $174,999 Greater Greenville MLS
• 2026-04-24 Price Changed $174,999 SPMLS
• 2026-03-31 Listed $179,999 SPMLS
• 2026-03-31 Listed $179,999 Greater Greenville MLS
• 2006-03-31 Sold (Public Records) $94,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $760 · +4.0% YoY. Source: county tax records.