2129 Apple Valley Rd · Columbia, SC 29210

$235,000

5 bd · 3.0 ba · 2,006 sqft · MultiFamily public records · 3 Days on market

Built 1969

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This duplex has a 3 bed 1.5 bath home on one side, and a 2 bed 1 bath home on the other side. Both units are fully renovated with new granite counters in the kitchen and bathrooms, new LVP and carpet throughout, new plumbing fixtures, and new light fixtures with recess lights. All appliances including the refrigerators remain in both units. A new roof was installed in 2026 along with brand new HVAC and duct work to both units. This rare, move-in ready, duplex is a great find and is ready to cashflow. You can also 'House Hack' and live in one side and rent the other side to cover your mortgage. Call today for a private showing. Pre approval or proof of funds required for any showings. Discla

Key facts

• Fully renovated
• New carpet
• New lvp

Tags

• FULLY RENOVATED
• NEW GRANITE COUNTERS
• NEW LVP
• NEW CARPET
• NEW PLUMBING FIXTURES
• NEW LIGHT FIXTURES

Property features AI

Exterior

• Parking: 2 parking spaces; Parking described as 'Other (See Remarks)'
• Utilities: Public water (owner pays water); Public sewer (owner pays sewer); Gas paid by tenant; Electricity paid by tenant; Trash service paid by owner; Cable paid by tenant
• Home design: Single-story building; Two-unit property
• Construction: Crawlspace foundation
• Exterior features: Brick exterior on all sides above foundation; Paved road access; Lawn maintenance is the tenant's responsibility; Pest control provided by tenant

Interior

• Bedrooms: Unit 1 has 3 bedrooms; Unit 2 has 2 bedrooms
• Bathrooms: Unit 1: 1 full bath and 1 half bath; Unit 2: 1 full bath; Property total: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Heating paid by tenant
• Interior features: Total heated area about 2,178; 5 rooms in Unit 1; 4 rooms in Unit 2

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive. Per door: $308/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 9.4% 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: Sandel Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 477 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); 145 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $2,617/mo this rent would consume 62% of the median local household income ($51k/yr) (locally 2859% 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 $2k of loan paydown is wiped out by about $7k 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 $66k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $178k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 7.5

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $6,441
• Equity at exit: $35,039

10-year hold

• IRR: 13.8%
• Equity multiple: 2.20×
• Total profit: $78,797
• Equity at exit: $20,319

Cash invested: $65,800 (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: 145
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $2,617 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $616

Break-even live

Break-even rent $1,838

Max offer price $235,000

Occupancy floor 71%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$2,616
Total (2 units)			$2,617

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,950	$1.80	19d	3	1.11mi
724 Old Manor Rd Unit BG0724 Columbia, SC	4.0	2.0	1496	$1,700	$1.14	11d	1	1.16mi
716 Old Manor Rd Unit BG0716 Columbia, SC	4.0	2.0	1496	$1,966	$1.31	23d	1	1.16mi

Listing history 5 events

1. 2026-05-10
   price $235,000
2. 2026-05-10
   status Pending
3. 2026-05-06
   listed $229,900 Active
4. 2025-10-22
   soldstatus $177,500
5. 2002-06-03
   soldstatus $75,100

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,457 · $121/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $31,404
• − Mortgage interest: −$13,164
• − Property taxes: −$1,457
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − Depreciation: −$6,836
• Taxable income: $3,747
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $6,489/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

• Census place: Columbia, SC
• 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

+212.9% since first listed

5 events — show timeline

• 2026-05-10 Price Changed $235,000 Consolidated MLS
• 2026-05-10 Pending — Consolidated MLS
• 2026-05-06 Listed $229,900 Consolidated MLS
• 2025-10-22 Sold (Public Records) $177,500 Public Records
• 2002-06-03 Sold (Public Records) $75,100 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,457 · +2.1% YoY. Source: county tax records.