209 Caddis Creek Rd · Columbia, SC 29063

$220,000

3 bd · 2.0 ba · 1,156 sqft · SingleFamily public records · 18 Days on market

Built 1998 9,583 sqft lot Est $210k · at est. $14/mo HOA · 1% of rent

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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 +18.9/30.0
• DSCR +5.9/10.0
• ARV discount +5.4/15.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this Irmo cutie with the front porch everyone wants and the updates buyers actually care about. Step inside to an open layout with easy-flow living spaces, hardwood floors, cathedral ceiling and a cozy wood-burning fireplace that makes the whole house feel inviting. The kitchen opens right into the living and dining areas and features updated countertops, upgraded appliances, and pantry storage — because nobody has ever said, “I wish I had less counter space. ” The renovated primary suite is the real showstopper with tile floors, a gorgeous vanity and an oversized tiled walk-in shower that feels like it is straight out of a boutique hotel. Out back, the wr

Key facts

• Front porch
• Open layout
• Updated countertops

Tags

• FRONT PORCH
• OPEN LAYOUT
• HARDWOOD FLOORS
• CATHEDRAL CEILING
• WOOD BURNING FIREPLACE
• UPDATED COUNTERTOPS

Property features AI

Finance

• Other: Cable TV available
• HOA & community: Homeowners association present; Association maintains common areas and green spaces

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer; Storm doors and thermopane windows
• Home design: Single-story home
• Construction: Partial brick above foundation with vinyl siding; Crawlspace foundation
• Exterior features: Covered front porch; Covered back porch; Deck; Shed; Full gutters; Privacy wood fence in rear

Interior

• Kitchen: Eat-in kitchen with pantry; Solid-surface countertops; Tiled floor and tiled backsplash; Painted cabinets; Smooth-surface range; Microwave above stove; Dishwasher; Disposal
• Bedrooms: Main-level primary bedroom with private bath, ceiling fan, private closet, tile floors and spa/multiple-head shower; Two additional main-level bedrooms with ceiling fans, private closets and hardwood floors (shared baths, tub/shower)
• Flooring: Hardwood floors in main living areas and bedrooms; Tile floors in primary bedroom and kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans throughout; Smoke detector; Pull-down access attic; Wood-burning fireplace with cathedral ceilings and hardwood floors in living area
• Laundry & utility: Main-level laundry in closet off kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 $203k (7.9% below list).
• Recommended offer: $203k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dutch Fork Elementary (math 32% / reading 37%, grade F, #344 of 597 statewide, top 60%, 475 students, 82% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 315 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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 $190k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $202,672 (7.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $210,392
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Riverwalk Way	0.12mi	3/2.0	1,318 (+14%)	15mo	$239,900	$182	58

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 · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.58×
• Total profit: $-25,818
• Equity at exit: $32,803

10-year hold

• IRR: -6.0%
• Equity multiple: 0.65×
• Total profit: $-21,662
• Equity at exit: $19,022

Cash invested: $61,600 (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 29063

• Rents YoY: 0.8%
• Active inventory: 315
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,027 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$92
• HOA: −$14
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $225

Break-even live

Break-even rent $1,742

Max offer price $220,000

Occupancy floor 84%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Stamport Cir Irmo, SC	3.0	2.5	1500	$1,575	$1.05	3d	1	0.20mi
101 Riverwalk Way Irmo, SC	3.0	2.0	1300	$1,750	$1.35	14d	1	1.03mi
174 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	23d	1	1.29mi
356 Lake Murray Blvd Irmo, SC	1.0–3.0	1.0–2.0	1020	$2,537	$2.49	3d	23	1.31mi
185 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	23d	1	1.39mi
193 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	23d	1	1.41mi
197 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	23d	1	1.41mi
201 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	23d	1	1.42mi
200 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	23d	1	1.43mi
204 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	23d	1	1.43mi
209 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.44mi
208 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.44mi
211 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.45mi
210 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.45mi
213 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.45mi
212 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.45mi
215 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.45mi
214 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.45mi
217 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.46mi
220 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.46mi
219 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.46mi
100 Walden Heights Dr Irmo, SC	1.0–3.0	1.0–2.0	1030	$1,880	$1.83	3d	23	1.47mi
222 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.47mi
221 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.47mi
223 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.47mi
224 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.47mi
225 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.48mi
226 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.48mi
227 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.48mi
228 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.48mi
229 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.48mi
230 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.49mi
231 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.49mi
232 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.49mi
233 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.49mi
234 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	2d	1	1.49mi
235 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	2d	1	1.50mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 15 events

1. 2026-06-03
   statusdays on market $220,000 Pending 18 DOM
2. 2026-06-03
   days on market $220,000 Active - Contingent 17 DOM
3. 2026-06-01
   days on market $220,000 Active - Contingent 16 DOM
4. 2026-05-31
   days on market $220,000 Active - Contingent 15 DOM
5. 2026-05-20
   historical Active - Contingent
6. 2026-05-16
   listed $220,000 Active
7. 2021-12-30
   soldstatus $190,000
8. 2021-11-16
   historical
9. 2021-11-12
   listed $165,000 Active
10. 2015-08-31
    soldstatus $113,500
11. 2011-11-09
    soldstatus $114,500
12. 2005-08-31
    soldstatus $107,000
13. 2000-02-29
    soldstatus $94,500
14. 1998-05-27
    soldstatus $38,400
15. 1998-03-10
    soldstatus $17,000

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,403 · $117/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,321
• − Mortgage interest: −$12,323
• − Property taxes: −$1,403
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − HOA: −$168
• − Depreciation: −$6,400
• Taxable loss: −$965
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $2,929/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: Lexington 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 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): 38,201
• Household income: $91,973
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 962.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 4% Serbian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -130.57%
• Current HPI: 204.0147
• Rent YoY: ▲ 0.78%
• 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

+1194.1% since first listed

11 events — show timeline

• 2026-05-20 Contingent — Consolidated MLS
• 2026-05-16 Listed $220,000 Consolidated MLS
• 2021-12-30 Sold (Public Records) $190,000 Public Records
• 2021-11-16 Delisted — Consolidated MLS
• 2021-11-12 Listed $165,000 Consolidated MLS
• 2015-08-31 Sold (Public Records) $113,500 Public Records
• 2011-11-09 Sold (Public Records) $114,500 Public Records
• 2005-08-31 Sold (Public Records) $107,000 Public Records
• 2000-02-29 Sold (Public Records) $94,500 Public Records
• 1998-05-27 Sold (Public Records) $38,400 Public Records
• 1998-03-10 Sold (Public Records) $17,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,403 · -74.6% YoY. Source: county tax records.