6740 Frances St · Columbia, SC 29209

$194,900

3 bd · 1.0 ba · 1,555 sqft · SingleFamily public records · 71 Days on market

Built 1962 0.50 ac lot Est $201k · at est.

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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 +13.6/30.0
• ARV discount +8.8/15.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2 bath ranch-style home offering 1,555 heated square feet in an established Columbia neighborhood. Built in 1962, this home features a functional single-story layout with spacious living areas and abundant natural light. The property sits on a generous lot, providing plenty of outdoor space for entertaining, gardening. Conveniently located near shopping, dining, and major roadways, with access to Lower Richland schools. Ideal for first-time homebuyers, investors, or anyone looking for a solid home with great potential. Don’t miss this opportunity! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Single-story layout
• Access to schools
• Ranch-style home

Tags

• RANCH-STYLE HOME
• SINGLE-STORY LAYOUT
• OUTDOOR SPACE
• ESTABLISHED NEIGHBORHOOD
• ACCESS TO SCHOOLS

Property features AI

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Brick above foundation on all sides and vinyl exterior; Crawlspace foundation
• Exterior features: Deck; Shed; Partial fencing; Paved road access; Public water

Interior

• Kitchen: Vinyl floor in the kitchen; Dishwasher; Refrigerator; Built-in range
• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level
• Flooring: Hardwood floors in formal living and dining areas; Vinyl flooring in the kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Books in the living room; One fireplace; Built-in range
• Laundry & utility: Utility room for laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $12 ($143/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 $174k (10.6% below list).
• Recommended offer: $174k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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: Brennen Elementary (math 61% / reading 63%, grade B, #73 of 597 statewide, top 12%, 806 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.
• Zoned-school proficiency averages 48% at this address vs 31% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Richland 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.1%/yr); 295 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 36% of the median local income ($59k/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 71 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $195k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $174,337 (10.6% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $200,595
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Dantzler Dr	0.25mi	3/2.0	1,706 (+10%)	3mo	$220,000	$129	65

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 · 2.08% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.41×
• Total profit: $-32,386
• Equity at exit: $29,060

10-year hold

• IRR: -10.5%
• Equity multiple: 0.39×
• Total profit: $-33,515
• Equity at exit: $16,851

Cash invested: $54,572 (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 29209

• Rents YoY: 2.1%
• Active inventory: 295
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$262 /mo · $3,145/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $12

Break-even live

Break-even rent $1,728

Max offer price $194,900

Occupancy floor 94%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6530 Davidson Rd Columbia, SC	2.0–3.0	2.0	1208	$1,615	$1.34	23d	4	0.58mi
915 Brandon Ave Columbia, SC	2.0	1.0	1200	$1,500	$1.25	23d	1	0.61mi
403 Wormwood Ln Unit H Columbia, SC	2.0	2.0	1080	$1,345	$1.25	23d	1	0.66mi
914 Woodlawn Ave Columbia, SC	3.0	2.0	1300	$1,800	$1.38	23d	1	0.71mi
444 Cami Forest Ln Columbia, SC	2.0	2.5	1140	$1,600	$1.40	23d	1	0.78mi
156 Top Forest Dr Columbia, SC	3.0	2.5	1855	$2,500	$1.35	23d	1	0.79mi
820 Forest Park Rd Columbia, SC	2.0	2.5	1300	$1,600	$1.23	14d	1	0.83mi
600 Greenlawn Dr Columbia, SC	1.0–3.0	1.0–2.0	1017	$1,830	$1.80	3d	25	1.05mi
501 Pelham Dr Columbia, SC	1.0–2.0	1.0–2.0	805	$1,625	$2.02	3d	24	1.21mi
409 Levington Ln Columbia, SC	3.0	2.5	1732	$1,995	$1.15	23d	1	1.21mi
7116 Tama Rd Columbia, SC	3.0	1.0–1.5	600	$1,225	$2.04	23d	1	1.34mi
1015 Walters Ln Columbia, SC	3.0	2.0	1643	$1,895	$1.15	21d	1	1.41mi
150 Daphne Rd Columbia, SC	3.0	2.0	1123	$1,025	$0.91	23d	1	1.45mi
76 Springway Dr Columbia, SC	3.0	2.5	1326	$1,829	$1.38	11d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $194,900 Active 71 DOM
2. 2026-06-17
   days on market $194,900 Active 70 DOM
3. 2026-06-16
   days on market $194,900 Active 69 DOM
4. 2026-06-15
   pricedays on market $194,900 Active 68 DOM
5. 2026-06-14
   days on market $204,900 Active 66 DOM
6. 2026-06-10
   days on market $204,900 Active 63 DOM
7. 2026-06-09
   days on market $204,900 Active 62 DOM
8. 2026-06-08
   days on market $204,900 Active 61 DOM
9. 2026-06-07
   pricedays on market $204,900 Active 60 DOM
10. 2026-06-03
    days on market $214,900 Active 56 DOM
11. 2026-06-03
    days on market $214,900 Active 55 DOM
12. 2026-06-01
    days on market $214,900 Active 54 DOM
13. 2026-05-31
    days on market $214,900 Active 53 DOM
14. 2026-05-15
    price $214,900
15. 2026-04-25
    price $224,900
16. 2026-04-08
    listed $229,900 Active
17. 2015-01-12
    soldstatus $80,000
18. 2015-01-06
    soldstatus $80,000
19. 2015-01-03
    listed $80,000
20. 1980-11-01
    soldstatus $34,000

ⓘ 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: $3,145 · $262/mo
• Projected year-2 tax: $3,145 · $262/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 73% 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: $20,920
• − Mortgage interest: −$10,917
• − Property taxes: −$3,145
• − Insurance: −$974
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$5,670
• Taxable loss: −$3,134
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $895/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): 38,041
• Household income: $58,772
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1716.0

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 0.62)
• Race & ethnicity: Black 48% White 39% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Arabic 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: ▼ -142.10%
• Current HPI: 205.5679
• Rent YoY: ▲ 2.08%
• 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

+532.1% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $214,900 Consolidated MLS
• 2026-04-25 Price Changed $224,900 Consolidated MLS
• 2026-04-08 Listed $229,900 Consolidated MLS
• 2015-01-12 Sold (Public Records) $80,000 Public Records
• 2015-01-06 Sold (MLS) $80,000 Charleston Trident MLS
• 2015-01-03 Listed $80,000 Charleston Trident MLS
• 1980-11-01 Sold (Public Records) $34,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $3,145 · +2.5% YoY. Source: county tax records.