1400 Cactus Ave · St. Andrews, SC 29210

$118,000

3 bd · 3.0 ba · 1,284 sqft · Townhouse public records · 10 Days on market

Built 1972 Est $155k · 24% under

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Why this score? — see what drove the B 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated tri-level. Fully renovated 2022. Roof replaced this year by HOA. Great for investors, tenant in place paying $1575 per month. Great tenant! Lease renewed through May 31st 2027. Water and sewage included with HOA. HOA is $189 per month. Please call and schedule a showing! Disclaimer: Owner is agent CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Built 1972
• Listed 10 days

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Three-story property
• Construction: Slab foundation
• Exterior features: Partial brick exterior above foundation; Private maintenance road

Interior

• Bedrooms: Master bedroom on the second level
• Bathrooms: One full bath, one second full bath, two partial baths, and one half bath on the lower level
• Heating & cooling: Heat pump on the first level; Zoned system
• Interior features: Zoned heating and cooling

🏷️ Possibly a rental listed for sale. The $118,000 price doesn't fit this home's estimated sale value (~$155,364) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $118k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).

Location & tenants

• Location reads: area grade B — 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.
• Market conditions: Rents rising fast (+5.0%/yr); 145 active listings in the ZIP; 31 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 35% 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 $816 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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 $70k; list at $118k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $118,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $155,364
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 High Grove Way	0.10mi	2/2.5 (-1)	1,428 (+11%)	1mo	$173,000	$121	69

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 · 5.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.23×
• Total profit: $7,524
• Equity at exit: $17,594

10-year hold

• IRR: 16.8%
• Equity multiple: 2.51×
• Total profit: $49,953
• Equity at exit: $10,202

Cash invested: $33,040 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$619
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $371

Break-even live

Break-even rent $1,009

Max offer price $118,000

Occupancy floor 70%

Sensitivity live

Price	-10% $437	-5% $404	+0% $371	+5% $337	+10% $304
Rent	-10% $254	-5% $312	+0% $371	+5% $429	+10% $487
Rate	-1.0pp $430	-0.5pp $401	base $371	+0.5pp $340	+1.0pp $309

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1335 Cactus Ave Columbia, SC	3.0	2.0	1155	$1,450	$1.26	15d	1	0.06mi
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	22d	1	0.16mi
19 Grayson Grove Ct Columbia, SC	2.0	2.5	1600	$1,695	$1.06	24d	1	0.18mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	19d	1	0.29mi
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	19d	1	0.51mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	12d	1	0.52mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	24d	1	0.53mi
51 Heritage Village Ln Unit 1 Columbia, SC	2.0	2.0	1150	$1,400	$1.22	24d	1	0.81mi
14 Heritage Village Ln Columbia, SC	2.0	2.0	1100	$2,150	$1.95	24d	1	0.93mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$1,299	$1.40	24d	1	0.96mi
265 Timber Ct Columbia, SC	3.0	1.5	1000	$1,495	$1.50	22d	1	0.98mi
405 Hickory Hill Dr Unit 405 Columbia, SC	3.0	1.5	1400	$1,400	$1.00	24d	1	0.99mi
171 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	1.13mi
1008 Creekside Way Unit 1 Columbia, SC	2.0	2.0	1150	$1,295	$1.13	12d	1	1.13mi
1002 Creekside Way Columbia, SC	2.0	2.0	1200	$1,350	$1.12	15d	1	1.14mi
6007 Village Creek Dr Unit 6007 Columbia, SC	2.0	2.0	1300	$1,195	$0.92	24d	1	1.18mi
240 Jamil Rd Columbia, SC	2.0	1.5	1013	$1,172	$1.16	4d	2	1.25mi
240 Jamil Rd #3 Columbia, SC	2.0	1.5	1027	$1,250	$1.22	24d	1	1.25mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	19d	1	1.29mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	24d	5	1.31mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	24d	1	1.32mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	3d	1	1.34mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	24d	1	1.34mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	22d	1	1.34mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,335	$1.30	24d	13	1.37mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	24d	1	1.39mi
121 Manorwood Ct Unit C Columbia, SC	2.0	1.5	1120	$1,095	$0.98	24d	1	1.41mi
408 Foxfire Dr Columbia, SC	1.0–3.0	1.0–2.0	1016	$1,225	$1.21	4d	7	1.44mi
100 Fairforest Rd Columbia, SC	2.0	1.5	1150	$1,224	$1.06	4d	3	1.45mi
3300 Kay St Columbia, SC	2.0	2.5	1200	$1,350	$1.12	15d	19	1.45mi
105 Manorwood Ct Columbia, SC	2.0	1.5	1000	$1,150	$1.15	24d	1	1.46mi

Listing history 8 events

1. 2026-06-18
   days on market $118,000 Active 10 DOM
2. 2026-06-17
   days on market $118,000 Active 9 DOM
3. 2026-06-16
   days on market $118,000 Active 8 DOM
4. 2026-06-15
   days on market $118,000 Active 7 DOM
5. 2026-06-14
   days on market $118,000 Active 5 DOM
6. 2026-06-10
   days on market $118,000 Active 2 DOM
7. 2026-06-09
   remarks 516-char remark
8. 2026-06-09
   listed $118,000 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: $1,548 · $129/mo
• Projected year-2 tax: $1,548 · $129/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 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $17,735
• − Mortgage interest: −$6,610
• − Property taxes: −$1,548
• − Insurance: −$590
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,433
• Taxable income: $2,717
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $3,795/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

+372.0% since first listed

18 events — show timeline

• 2026-06-08 Listed $118,000 Consolidated MLS
• 2025-02-07 Rental Removed $1,575 CHARLESTONMLS
• 2025-01-22 Listed for Rent $1,575 CHARLESTONMLS
• 2020-07-09 Delisted — Consolidated MLS
• 2020-06-30 Relisted — Consolidated MLS
• 2020-05-21 Delisted — Consolidated MLS
• 2020-05-12 Listed $37,000 Consolidated MLS
• 2019-08-15 Price Changed $59,500 Consolidated MLS
• 2019-04-16 Price Changed $49,900 Consolidated MLS
• 2019-03-26 Price Changed $59,900 Consolidated MLS
• 2016-10-13 Sold (Public Records) $70,500 Public Records
• 2016-04-14 Price Changed $14,900 Consolidated MLS
• 2014-05-28 Listing Removed — Greater Greenville MLS
• 2013-09-27 Listed $39,900 Greater Greenville MLS
• 2005-06-06 Sold (Public Records) $69,900 Public Records
• 2002-08-15 Sold (Public Records) $45,000 Public Records
• 2002-08-15 Sold (Public Records) $28,000 Public Records
• 2000-04-26 Sold (Public Records) $25,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,548 · +2.4% YoY. Source: county tax records.