201 Pear Tree Cir · Columbia, SC 29061

$195,900

3 bd · 2.0 ba · 1,370 sqft · SingleFamily public records · 39 Days on market

Built 1987 Est $207k · 5% under

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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 +22.6/30.0
• ARV discount +9.9/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! Affordable 3-bedroom, 2-bath home that is a rare find in this market. Recently renovated and ready for occupancy. Plenty of yard space, with a wraparound deck and a workshop-shed with electricity for maximum use. Do not miss out on this opportunity! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Wraparound deck
• Yard space
• Built 1987

Tags

• WRAPAROUND DECK
• WORKSHOP-SHED WITH ELECTRICITY
• YARD SPACE

Property features AI

Finance

• Other: Cable TV available; 12-month home warranty

Exterior

• Parking: Paved road access
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Wood fiber/Masonite exterior finish; Crawlspace foundation
• Exterior features: Covered front porch; Deck; Shed; Workshop

Interior

• Kitchen: Granite countertops; Stained wood cabinets; Refrigerator included; Microwave (mounted above stove); Free-standing smooth-surface range
• Bedrooms: Master bedroom on main level with private bath, walk-in closet, and vinyl plank flooring; Bedroom 2 on main level with shared bath and vinyl plank flooring; Bedroom 3 on main level with shared bath and vinyl plank flooring
• Flooring: Luxury vinyl plank flooring in bedrooms, living and dining areas
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans throughout; Attic with pull-down access; Fireplace (wood burning)
• Laundry & utility: Laundry located in a closet on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (2.1% below list).
• Recommended offer: $190k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Horrell Hill Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 562 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 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: 335 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 38% of the median local income ($60k/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 $6k 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 39 days — a 3% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire 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 $190,023 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.98% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $206,870
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Hunters Rd	0.14mi	3/2.0	1,349 (-2%)	1mo	$197,000	$146	90
139 Myers Creek Dr	0.37mi	3/2.5	1,517 (+11%)	21mo	$229,000	$151	46
1062 Crescent Moon Loop	0.46mi	3/2.5	1,557 (+14%)	12mo	$252,000	$162	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-10,541
• Equity at exit: $29,209

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $17,907
• Equity at exit: $16,938

Cash invested: $54,852 (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 29061

• Home prices YoY: -22.8%
• Active inventory: 335
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$1,027
• Tax from tax record: −$71 /mo · $857/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $334

Break-even live

Break-even rent $1,494

Max offer price $195,900

Occupancy floor 78%

Sensitivity live

Price	-10% $445	-5% $390	+0% $334	+5% $279	+10% $223
Rent	-10% $183	-5% $258	+0% $334	+5% $410	+10% $486
Rate	-1.0pp $433	-0.5pp $384	base $334	+0.5pp $283	+1.0pp $232

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: $48,975
• Closing costs: $5,877
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	15d	1	0.43mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	15d	1	0.45mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	24d	1	0.75mi
345 Bevington Brook Ln Hopkins, SC	3.0	2.0	1475	$2,195	$1.49	24d	1	0.76mi
429 Mockernut Ln Columbia, SC	3.0	1.0	1010	$1,250	$1.24	24d	1	0.86mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	15d	1	0.91mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	15d	1	0.94mi
101 Shagbark Ave Columbia, SC	3.0	1.0	1000	$1,295	$1.29	20d	1	0.97mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	24d	1	1.27mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	24d	1	1.29mi
2769 Prince Charles Ct Columbia, SC	3.0	2.5	1617	$1,850	$1.14	12d	1	1.36mi
2705 Prince Charles Ct Columbia, SC	4.0	2.0	1466	$1,906	$1.30	24d	1	1.43mi
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	24d	1	1.48mi

Listing history 14 events

1. 2026-05-02
   status Pending
2. 2026-04-30
   soldstatus $195,900
3. 2026-04-17
   historical Active - Contingent
4. 2026-04-13
   price $195,900
5. 2026-04-12
   status Active
6. 2026-03-12
   status Pending
7. 2026-02-25
   historical Active - Contingent
8. 2026-02-21
   listed $199,900 Active
9. 2025-12-11
   soldstatus $85,000
10. 2005-11-04
    soldstatus $79,900
11. 1996-08-02
    soldstatus $73,000
12. 1991-04-02
    soldstatus $69,230
13. 1989-02-01
    soldstatus $66,797
14. 1987-06-01
    soldstatus $65,400

ⓘ 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: $857 · $71/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$260/yr (+$22/mo · 30.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $23,005
• − Mortgage interest: −$10,973
• − Property taxes: −$857
• − Insurance: −$980
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$5,699
• Taxable income: $815
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $3,814/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): 12,538
• Household income: $60,307
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 236.0

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 (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -57.44%
• Current HPI: 194.8986
• Rent YoY: —
• 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

+199.5% since first listed

14 events — show timeline

• 2026-05-02 Pending — Consolidated MLS
• 2026-04-30 Sold (Public Records) $195,900 Public Records
• 2026-04-17 Contingent — Consolidated MLS
• 2026-04-13 Price Changed $195,900 Consolidated MLS
• 2026-04-12 Relisted — Consolidated MLS
• 2026-03-12 Pending — Consolidated MLS
• 2026-02-25 Contingent — Consolidated MLS
• 2026-02-21 Listed $199,900 Consolidated MLS
• 2025-12-11 Sold (Public Records) $85,000 Public Records
• 2005-11-04 Sold (Public Records) $79,900 Public Records
• 1996-08-02 Sold (Public Records) $73,000 Public Records
• 1991-04-02 Sold (Public Records) $69,230 Public Records
• 1989-02-01 Sold (Public Records) $66,797 Public Records
• 1987-06-01 Sold (Public Records) $65,400 Public Records

Property tax history

+0.6%/yr

Latest (2025): $857 · +4.0% YoY. Source: county tax records.