188 Crestland Dr · St. Andrews, SC 29210

$159,000

2 bd · 2.0 ba · 1,092 sqft · Townhouse public records · 32 Days on market

Built 2007 2,613 sqft lot $43/mo HOA · 3% 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 +13.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Rent growth +3.8/5.0
• 1% rule +3.1/10.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Open House This Saturday 11a-2pm and Sunday 3p-5p! All Are Welcome! Major Price Adjustment!!! Welcome home to 188 Crestland Drive, this charming 2 bedroom, 2 full bath townhome is conveniently located in Crestland Place, near Harbison! Inside this 1092 Sqft home, you’ll find a spacious open concept living. The living room featuring a cozy gas fireplace, cathedral ceilings with a skylight that fills the space with natural light. Ceiling fans are throughout the living room and bedrooms for added comfort. The large kitchen offers a raised bar seating area, stainless steel appliances, and an abundance of cabinet and counter / prep space, making it both functional and inviting. The Main be

Key facts

• Gas fireplace
• Concrete patio
• Skylight

Tags

• GAS FIREPLACE
• SKYLIGHT
• STAINLESS STEEL APPLIANCES
• SOLID SURFACE COUNTERTOPS
• PRIVATE FENCED BACKYARD
• CONCRETE PATIO

Property features AI

Finance

• Other: Community offers cable and satellite availability; Sidewalks in the community
• HOA & community: There is an association; Association maintains common areas, front yard, and green areas

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Partial brick above foundation with vinyl siding; Slab foundation
• Exterior features: Covered front porch; Uncovered back porch; Patio; Storage shed; Full gutters; Privacy wood fencing in rear; Paved road access

Interior

• Kitchen: Pantry; Tile flooring; Quartz countertops; Convection range with smooth cooktop and self-cleaning oven; Microwave (built-in / above stove); Icemaker; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom on main level with private bath, walk-in closet, ceiling fan, and carpeted floors; Second bedroom on main level with private bath, ceiling fan, and carpeted floors
• Flooring: Carpet in bedrooms and living areas; Tile in kitchen
• Bathrooms: Two full bathrooms (including two main full baths)
• Heating & cooling: Central cooling; Central heating (electric)
• Interior features: Attic storage with pull-down access; Ceiling fans; Smoke detector; Recessed lighting; Cathedral and high ceilings; Fireplace with natural gas log
• Laundry & utility: Heated laundry space on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $159k.

Deal economics

• At list price, monthly cash flow is $-7 ($-90/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (19.4% below list).
• Recommended offer: $128k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Pine Grove Elementary (math 24% / reading 15%, grade F, #496 of 597 statewide, top 83%, 541 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 30% of the median local income ($51k/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 $5k 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 32 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

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 $128,165 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 10.3

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: -14.6%
• Equity multiple: 0.47×
• Total profit: $-23,640
• Equity at exit: $23,707

10-year hold

• IRR: -3.1%
• Equity multiple: 0.77×
• Total profit: $-10,072
• Equity at exit: $13,747

Cash invested: $44,520 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$834
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$66
• HOA: −$43
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-7

Break-even live

Break-even rent $1,291

Max offer price $157,679

Occupancy floor 96%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	19d	1	0.22mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$1,074	$1.15	23d	1	0.26mi
265 Timber Ct Columbia, SC	3.0	1.5	1000	$1,495	$1.50	21d	1	0.28mi
405 Hickory Hill Dr Unit 405 Columbia, SC	3.0	1.5	1400	$1,400	$1.00	23d	1	0.32mi
1008 Creekside Way Unit 1 Columbia, SC	2.0	2.0	1150	$1,295	$1.13	11d	1	0.42mi
1002 Creekside Way Columbia, SC	2.0	2.0	1200	$1,350	$1.12	14d	1	0.44mi
6007 Village Creek Dr Unit 6007 Columbia, SC	2.0	2.0	1300	$1,195	$0.92	23d	1	0.47mi
169 Brook Pines Dr Columbia, SC	1.0–2.0	1.0	700	$1,185	$1.69	11d	26	0.53mi
1211 Metze Rd Unit G3 Columbia, SC	2.0	2.0	826	$1,100	$1.33	21d	1	0.59mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	19d	1	0.60mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	11d	1	0.62mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	23d	1	0.64mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	23d	5	0.66mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	3d	1	0.66mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	23d	1	0.66mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	21d	1	0.67mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,125	$1.10	23d	13	0.67mi
240 Jamil Rd Columbia, SC	2.0	1.5	1013	$1,172	$1.16	3d	2	0.71mi
240 Jamil Rd #3 Columbia, SC	2.0	1.5	1027	$1,250	$1.22	23d	1	0.71mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	23d	1	0.72mi
1335 Cactus Ave Columbia, SC	3.0	2.0	1155	$1,450	$1.26	14d	1	0.72mi
3300 Kay St Columbia, SC	2.0	2.5	1200	$1,350	$1.12	14d	19	0.74mi
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	21d	1	0.85mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	19d	1	0.88mi
601 St Andrews Rd Columbia, SC	1.0–3.0	1.0–2.0	1085	$1,238	$1.14	3d	19	0.90mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	23d	1	0.95mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	11d	32	0.96mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,062	$1.16	11d	9	1.08mi
2025 Apple Valley Rd Unit B Columbia, SC	2.0	1.0	842	$925	$1.10	23d	1	1.08mi
1510 Saint Andrews Rd Columbia, SC	3.0	2.0	1196	$1,215	$1.02	14d	36	1.17mi
2218 Apple Valley Rd Apt B Columbia, SC	2.0	1.0	900	$995	$1.11	23d	1	1.23mi
2218 Apple Valley Rd Columbia, SC	3.0	1.0	972	$1,295	$1.33	23d	1	1.23mi
51 Heritage Village Ln Unit 1 Columbia, SC	2.0	2.0	1150	$1,400	$1.22	23d	1	1.45mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,224	$1.93	11d	24	1.47mi

HOA detail

• Monthly dues: $43 · $516/yr
• Likely covers: gas

Listing history 14 events

1. 2026-06-18
   days on market $159,000 Active 32 DOM
2. 2026-06-17
   days on market $159,000 Active 31 DOM
3. 2026-06-16
   days on market $159,000 Active 30 DOM
4. 2026-06-15
   days on market $159,000 Active 29 DOM
5. 2026-06-14
   pricedays on market $159,000 Active 27 DOM
6. 2026-06-10
   days on market $164,000 Active 24 DOM
7. 2026-06-09
   days on market $164,000 Active 23 DOM
8. 2026-06-08
   days on market $164,000 Active 22 DOM
9. 2026-06-07
   pricedays on market $164,000 Active 21 DOM
10. 2026-06-03
    days on market $169,990 Active 17 DOM
11. 2026-06-03
    days on market $169,990 Active 16 DOM
12. 2026-06-01
    days on market $169,990 Active 15 DOM
13. 2026-05-31
    days on market $169,990 Active 14 DOM
14. 2026-05-17
    listed $172,990 Active

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $923 · $77/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 2/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,380
• − Mortgage interest: −$8,906
• − Property taxes: −$923
• − Insurance: −$795
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − HOA: −$516
• − Depreciation: −$4,625
• Taxable loss: −$2,847
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $594/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 — St. Andrews

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Andrews, SC
• County: Richland County · 389,530 people
• City population: 40,504
• 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

1 event — show timeline

• 2026-05-17 Listed $172,990 Consolidated MLS

Property tax history

+1.4%/yr

Latest (2025): $923 · +4.1% YoY. Source: county tax records.