321 Concord Place Rd · Columbia, SC 29063

$257,000

3 bd · 3.0 ba · 1,769 sqft · SingleFamily public records · 147 Days on market

Built 2003 5,662 sqft lot $8/mo HOA

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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 +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2.5-bath home is conveniently located in the award-winning Lex/Rich 5 school district. The home features an eat-in kitchen open to the family room, perfect for everyday living and entertaining, along with a separate living room and formal dining area. The dining space can easily be used as a home office or flex space to fit your needs. The spacious primary bedroom offers a relaxing retreat, complete with a private en-suite bath featuring a separate shower. Step outside to enjoy the large backyard and expansive deck, ideal for grilling, gatherings, and outdoor fun. Major updates include a new HVAC system installed in 2021. Located just minutes from Lake Murray, with easy acce

Key facts

• Flex space
• Formal dining area
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• SEPARATE LIVING ROOM
• FORMAL DINING AREA
• HOME OFFICE
• FLEX SPACE
• PRIVATE EN-SUITE BATH

Property features AI

Finance

• Other: Directions: In Irmo take Kennerly Rd then right onto Concord Place Rd just past YMCA. Home on left.
• HOA & community: Home is part of an association

Exterior

• Parking: Attached garage (1 car); Total of 4 parking spaces; Garage entry on main level
• Utilities: Public sewer; Public water
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on second level; Bedroom 2 on second level; Bedroom 3 on second level
• Bathrooms: Two full bathrooms; One partial bathroom; One main half bath
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Living room on main level; Dining room on main level; Family room on main level; Kitchen on main level; Washer/Dryer located on main level; Central heating; Central cooling
• Laundry & utility: Washer/Dryer on main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $257k.

Deal economics

• At list price, monthly cash flow is $16 ($192/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 $209k (18.8% below list).
• Recommended offer: $209k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.1% 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.
• 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: River Springs Elementary (math 56% / reading 56%, grade C+, #109 of 597 statewide, top 19%, 465 students, 39% FRL); Dutch Fork Middle (math 39% / reading 52%, grade D+, #46 of 229 statewide, top 20%, 921 students, 57% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 49% FRL vs 27% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 318 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $8k 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 147 days — a 12% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $208,777 (18.8% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.37×
• Total profit: $-45,244
• Equity at exit: $38,320

10-year hold

• IRR: -15.2%
• Equity multiple: 0.22×
• Total profit: $-56,219
• Equity at exit: $22,221

Cash invested: $71,960 (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: 318
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,348
• Tax from tax record: −$170 /mo · $2,046/yr
• Insurance: −$107
• HOA: −$8
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $16

Break-even live

Break-even rent $2,067

Max offer price $257,000

Occupancy floor 94%

Sensitivity live

Price	-10% $162	-5% $89	+0% $16	+5% $-57	+10% $-129
Rent	-10% $-149	-5% $-66	+0% $16	+5% $98	+10% $181
Rate	-1.0pp $145	-0.5pp $81	base $16	+0.5pp $-51	+1.0pp $-118

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: $64,250
• Closing costs: $7,710
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Stamport Cir Irmo, SC	3.0	2.5	1500	$1,575	$1.05	5d	1	0.98mi
2 Beagle Ct Irmo, SC	3.0	2.0	1289	$1,849	$1.43	13d	1	1.23mi
657 Patmore DR Irmo, SC	3.0	2.0	1700	$2,283	$1.34	23d	1	1.27mi
634 Patmore DR Irmo, SC	4.0	3.0	2110	$2,475	$1.17	23d	1	1.27mi
174 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	25d	1	1.35mi
185 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	25d	1	1.36mi
193 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	25d	1	1.37mi
197 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	25d	1	1.38mi
201 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	25d	1	1.39mi
209 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.40mi
211 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.40mi
200 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	25d	1	1.40mi
213 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.41mi
215 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.41mi
204 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	25d	1	1.41mi
217 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.41mi
208 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.42mi
210 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.42mi
219 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.42mi
212 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.42mi
221 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.42mi
214 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.42mi
223 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.43mi
167 Pond Oak Ln Columbia, SC	3.0	2.0	2105	$2,200	$1.05	25d	1	1.43mi
225 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.43mi
220 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.43mi
227 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.43mi
222 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.43mi
229 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.44mi
224 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.44mi
231 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.44mi
226 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.44mi
233 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.44mi
228 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.45mi
235 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.45mi
230 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.45mi
237 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.45mi
232 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.45mi
234 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.46mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 40 events

1. 2026-06-21
   days on market $257,000 Active 147 DOM
2. 2026-06-18
   days on market $257,000 Active 144 DOM
3. 2026-06-17
   days on market $257,000 Active 143 DOM
4. 2026-06-16
   days on market $257,000 Active 142 DOM
5. 2026-06-15
   days on market $257,000 Active 141 DOM
6. 2026-06-14
   days on market $257,000 Active 139 DOM
7. 2026-06-13
   days on market $257,000 Active 138 DOM
8. 2026-06-10
   days on market $257,000 Active 136 DOM
9. 2026-06-09
   days on market $257,000 Active 135 DOM
10. 2026-06-08
    days on market $257,000 Active 134 DOM
11. 2026-06-07
    days on market $257,000 Active 133 DOM
12. 2026-06-03
    days on market $257,000 Active 129 DOM
13. 2026-06-03
    days on market $257,000 Active 128 DOM
14. 2026-06-01
    days on market $257,000 Active 127 DOM
15. 2026-05-31
    days on market $257,000 Active 126 DOM
16. 2026-05-22
    price $257,000
17. 2026-05-13
    price $257,900
18. 2026-05-06
    price $258,000
19. 2026-04-25
    price $258,999
20. 2026-04-23
    price $259,000
21. 2026-04-12
    price $259,900
22. 2026-04-07
    price $261,000
23. 2026-03-31
    price $262,000
24. 2026-03-17
    price $265,000
25. 2026-03-05
    price $268,000
26. 2026-02-24
    price $273,000
27. 2026-02-11
    price $273,750
28. 2026-02-07
    price $273,900
29. 2026-02-05
    price $274,500
30. 2026-02-03
    price $274,750
31. 2026-01-27
    price $274,900
32. 2026-01-25
    listed $275,000 Active
33. 2022-08-22
    soldstatus $240,000
34. 2022-06-27
    historical
35. 2022-06-18
    listed $229,900 Active
36. 2019-02-15
    historical
37. 2019-02-12
    listed $160,000 Active
38. 2016-12-22
    soldstatus $136,450
39. 2016-10-17
    price $139,900
40. 2006-11-22
    soldstatus $147,000

ⓘ 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: $2,046 · $170/mo
• Projected year-2 tax: $2,046 · $171/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: $25,053
• − Mortgage interest: −$14,396
• − Property taxes: −$2,046
• − Insurance: −$1,285
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − HOA: −$96
• − Depreciation: −$7,476
• Taxable loss: −$4,255
• Est. tax savings @ 24.0%: +$1,021
• After-tax cash flow: $1,213/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

+74.8% since first listed

25 events — show timeline

• 2026-05-22 Price Changed $257,000 Consolidated MLS
• 2026-05-13 Price Changed $257,900 Consolidated MLS
• 2026-05-06 Price Changed $258,000 Consolidated MLS
• 2026-04-25 Price Changed $258,999 Consolidated MLS
• 2026-04-23 Price Changed $259,000 Consolidated MLS
• 2026-04-12 Price Changed $259,900 Consolidated MLS
• 2026-04-07 Price Changed $261,000 Consolidated MLS
• 2026-03-31 Price Changed $262,000 Consolidated MLS
• 2026-03-17 Price Changed $265,000 Consolidated MLS
• 2026-03-05 Price Changed $268,000 Consolidated MLS
• 2026-02-24 Price Changed $273,000 Consolidated MLS
• 2026-02-11 Price Changed $273,750 Consolidated MLS
• 2026-02-07 Price Changed $273,900 Consolidated MLS
• 2026-02-05 Price Changed $274,500 Consolidated MLS
• 2026-02-03 Price Changed $274,750 Consolidated MLS
• 2026-01-27 Price Changed $274,900 Consolidated MLS
• 2026-01-25 Listed $275,000 Consolidated MLS
• 2022-08-22 Sold (Public Records) $240,000 Public Records
• 2022-06-27 Delisted — Consolidated MLS
• 2022-06-18 Listed $229,900 Consolidated MLS
• 2019-02-15 Delisted — Consolidated MLS
• 2019-02-12 Listed $160,000 Consolidated MLS
• 2016-12-22 Sold (Public Records) $136,450 Public Records
• 2016-10-17 Price Changed $139,900 Consolidated MLS
• 2006-11-22 Sold (Public Records) $147,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,046 · +4.0% YoY. Source: county tax records.