328 Chavis St · West Columbia, SC 29169

$125,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 9 Days on market

Built 1986 8,886 sqft lot

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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 +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in West Columbia, SC! This 2-bedroom, 1-bath home offers a fantastic opportunity for investors or anyone looking to RENOVATE and BUILD EQUITY. The current layout is of an open floor plan that provides plenty of potential for updates and customization. To get you started, the ROOF and SIDING were both replaced in 2024. The home is located in the Lexington Two School District and is just minutes from Downtown Columbia, shopping, dining, entertainment, and major highways. The convenient location also makes this home an excellent option for OFF-CAMPUS HOUSING for students attending the University of South Carolina, Benedict College, or Allen University. Whether you're searching

Key facts

• Open floor plan
• 8,886 sq ft lot
• Built 1986

Tags

• OPEN FLOOR PLAN
• EASY ACCESS TO COLLEGES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access; Approximately 0.204-acre lot

Interior

• Kitchen: Kitchen located on the main level
• Bedrooms: Master bedroom on the main level with a private closet and vinyl floors; Second bedroom on the main level with a private closet and vinyl floors
• Flooring: Vinyl flooring in bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Total heated area 864
• Interior features: Family room on the main level
• Laundry & utility: Washer/dryer area on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 63/100 on livability (#168 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D, crime F.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.5%/yr); 127 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $125k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 1.03% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.48% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-11,346
• Equity at exit: $18,638

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,456
• Equity at exit: $10,808

Cash invested: $35,000 (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 29169

• Home prices YoY: -15.8%
• Rents YoY: 3.5%
• Active inventory: 127
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$656
• Tax from tax record: −$176 /mo · $2,112/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $130

Break-even live

Break-even rent $1,119

Max offer price $125,000

Occupancy floor 85%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1713 Crapps Ave West Columbia, SC	2.0	1.0	925	$1,095	$1.18	14d	1	0.25mi
1713 Crapps Ave Unit 1 West Columbia, SC	2.0	1.0	925	$1,095	$1.18	19d	1	0.25mi
524 Wessinger St West Columbia, SC	2.0	1.5	900	$1,300	$1.44	21d	1	0.29mi
528 Wessinger St West Columbia, SC	2.0	1.0	800	$1,095	$1.37	11d	1	0.32mi
1639 North Ave West Columbia, SC	2.0	1.5	900	$1,150	$1.28	23d	1	0.38mi
614 Wessinger St West Columbia, SC	2.0	1.0–1.5	1012	$960	$0.95	23d	2	0.38mi
1717 Burnham St West Columbia, SC	1.0	1.0	725	$950	$1.31	11d	1	0.42mi
316 N Parson St West Columbia, SC	2.0	1.0	1000	$1,300	$1.30	2d	1	0.62mi
320 Dreher Rd Unit 5 West Columbia, SC	2.0	1.0	1000	$1,000	$1.00	23d	1	0.81mi
246 Dreher Rd West Columbia, SC	2.0	1.0	800	$1,400	$1.75	14d	1	0.82mi
944 Glenn St West Columbia, SC	2.0	1.0	960	$1,150	$1.20	23d	1	0.87mi
332 Guilford St West Columbia, SC	3.0	1.0	958	$1,550	$1.62	21d	1	0.93mi
1736 12th St Unit 1754 Cayce, SC	2.0	1.5	868	$1,250	$1.44	2d	1	0.94mi
304 S Marble St West Columbia, SC	2.0	1.0	900	$1,450	$1.61	14d	1	1.00mi
306 S Marble St Unit 1 West Columbia, SC	3.0	2.0	950	$2,200	$2.32	14d	1	1.00mi
614 North St West Columbia, SC	2.0	1.0	870	$945	$1.09	2d	1	1.01mi
766 Augusta St Unit B3 West Columbia, SC	2.0	1.0	750	$1,150	$1.53	23d	1	1.05mi
506 N Line St Unit A West Columbia, SC	2.0	1.0	820	$1,199	$1.46	14d	1	1.10mi
506 N Line St Unit A West Columbia, SC	2.0	1.0	820	$1,100	$1.34	11d	1	1.10mi
506 N Line St West Columbia, SC	2.0	1.0	820	$1,200	$1.46	23d	1	1.10mi
506 N Line St West Columbia, SC	2.0	1.0	820	$1,200	$1.46	11d	1	1.10mi
208 S Cromwell St Apt E West Columbia, SC	2.0	1.5	1000	$1,200	$1.20	14d	1	1.12mi
221 S Lucas St West Columbia, SC	2.0	1.0	1050	$1,185	$1.13	23d	1	1.22mi
617 Lexington Ave Unit C Cayce, SC	2.0	1.0	830	$1,300	$1.57	14d	1	1.40mi
615 Lexington Ave Unit A Cayce, SC	2.0	1.0	800	$1,300	$1.62	23d	1	1.41mi
504 State St West Columbia, SC	2.0	1.0	1000	$1,500	$1.50	2d	1	1.43mi
800 Comanchee Trl Unit C3 West Columbia, SC	2.0	1.0	840	$985	$1.17	23d	1	1.48mi
100 Riverbend Dr West Columbia, SC	1.0–3.0	1.0–2.0	821	$1,198	$1.46	23d	1	1.49mi

Listing history 8 events

1. 2026-06-18
   days on market $125,000 Active 9 DOM
2. 2026-06-17
   days on market $125,000 Active 8 DOM
3. 2026-06-16
   days on market $125,000 Active 7 DOM
4. 2026-06-15
   days on market $125,000 Active 6 DOM
5. 2026-06-14
   days on market $125,000 Active 4 DOM
6. 2026-06-13
   days on market $125,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $125,000 Active 1 DOM

ⓘ 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: $2,112 · $176/mo
• Projected year-2 tax: $2,112 · $176/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $15,391
• − Mortgage interest: −$7,002
• − Property taxes: −$2,112
• − Insurance: −$625
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$3,636
• Taxable loss: −$447
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $1,663/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 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — West Columbia

• Score: 63/100
• State rank: #168
• US rank: #15166

Category grades

Amenities C Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Columbia, SC
• County: Lexington County · 232,571 people
• City population: 21,647
• Metro: Columbia, SC
• Population (ZIP): 21,647
• Household income: $57,122
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1172.0

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 16% Two or more races 11% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.87%
• Current HPI: 287.4791
• Rent YoY: ▲ 3.48%
• 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

+257.1% since first listed

2 events — show timeline

• 2026-06-09 Listed $125,000 Consolidated MLS
• 1996-07-01 Sold (Public Records) $35,000 Public Records

Property tax history

+6.5%/yr

Latest (2024): $2,112 · +6.5% YoY. Source: county tax records.