5225 Two Notch Rd · Forest Acres, SC 29204-2940

$164,900

2 bd · 1.0 ba · 914 sqft · SingleFamily public records · 17 Days on market

Built 1950 0.29 ac 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 +11.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 5225 Two Notch Rd, a classic bungalow-style property that combines character, convenience, and opportunity. Ideally located just minutes from Downtown Columbia, the University of South Carolina, and Fort Jackson, with quick access to I-20 and I-77, this property sits in one of Columbia’s most connected corridors—perfect for both residential living and business visibility. Currently used as a residential home, this property is zoned for commercial use, offering incredible flexibility. Whether you envision it as a personal residence, home office, small business, or investment property, the possibilities are endless. Enjoy the convenience of a high-traffic location while

Key facts

• Screened back porch
• Bungalow style
• 0.29 acre lot

Tags

• BUNGALOW STYLE
• ZONED FOR COMMERCIAL USE
• HIGH TRAFFIC LOCATION
• FULLY FENCED BACKYARD
• DRIVE GATE FOR SECURE PARKING
• SCREENED BACK PORCH

Property features AI

Finance

• Other: Cable TV available

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; House faces southeast
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Covered back porch; Screened back porch; Vinyl exterior; Rear chain-link fencing

Interior

• Kitchen: Eat-in kitchen; Formica countertops; Painted cabinets; Luxury vinyl plank flooring; Dishwasher; Free-standing smooth-surface range
• Bedrooms: Master bedroom with tub/shower, shared bath access, ceiling fan, private closet, hardwood and tile floors (located on the main level); Second bedroom with shared bath, walk-in closet, ceiling fan, private closet, hardwood floors (located on the main level)
• Flooring: Hardwood flooring in bedrooms and living room; Tile flooring in master bedroom; Luxury vinyl plank flooring in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Attic access
• Laundry & utility: Electric hookup for laundry located on a porch/unheated space (laundry area on lower level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-53 ($-635/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (19.7% below list).
• Recommended offer: $132k (19.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#39 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: crime D, amenities F, commute 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: Satchel Ford Elementary (math 62% / reading 61%, grade B, #76 of 597 statewide, top 13%, 631 students, 100% FRL); W.J. Keenan High (math 54% / reading 77%, grade B, #83 of 196 statewide, top 43%, 725 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 64% at this address vs 31% district-wide (+33 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: 1 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $132,428 (19.7% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.2%
• Equity multiple: 1.36×
• Total profit: $16,488
• Equity at exit: $74,146

10-year hold

• IRR: 9.1%
• Equity multiple: 2.37×
• Total profit: $63,439
• Equity at exit: $114,268

Cash invested: $46,172 (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 29204-2940

• Active inventory: 1
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$865
• Tax from tax record: −$166 /mo · $1,988/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-53

Break-even live

Break-even rent $1,391

Max offer price $155,547

Occupancy floor 99%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5437 Ransom Dr Columbia, SC	3.0	1.0	1056	$1,531	$1.45	23d	1	0.32mi
1931 Chaney St Columbia, SC	2.0	1.0	1034	$1,600	$1.55	23d	1	0.56mi
1115 Carter St Columbia, SC	1.0–2.0	1.0	854	$1,405	$1.65	23d	1	0.93mi
201 Redwood Ct Columbia, SC	3.0	1.5	1050	$1,300	$1.24	14d	1	0.98mi
5867 Ames Rd Columbia, SC	3.0	1.0	802	$1,200	$1.50	14d	1	1.08mi
3431 Covenant Rd Columbia, SC	1.0–3.0	1.0–1.5	950	$1,016	$1.07	23d	1	1.19mi
4215 Bethel Church Rd Columbia, SC	1.0–3.0	1.0–2.0	962	$1,222	$1.27	23d	1	1.25mi
4214 Bethel Church Rd Columbia, SC	2.0–3.0	1.0–2.0	1068	$1,199	$1.12	11d	9	1.26mi
5779 Ames Rd Columbia, SC	2.0	1.0	895	$1,000	$1.12	14d	1	1.29mi
5779 Ames Rd Unit 13B Columbia, SC	2.0	1.0	895	$1,000	$1.12	11d	1	1.29mi
3015 English Ave Columbia, SC	2.0	1.0	981	$1,250	$1.27	11d	1	1.44mi

Listing history 12 events

1. 2026-06-18
   days on market $164,900 Active 17 DOM
2. 2026-06-17
   days on market $164,900 Active 16 DOM
3. 2026-06-16
   days on market $164,900 Active 15 DOM
4. 2026-06-15
   days on market $164,900 Active 14 DOM
5. 2026-06-14
   days on market $164,900 Active 12 DOM
6. 2026-06-10
   days on market $164,900 Active 9 DOM
7. 2026-06-09
   days on market $164,900 Active 8 DOM
8. 2026-06-08
   days on market $164,900 Active 7 DOM
9. 2026-06-07
   days on market $164,900 Active 6 DOM
10. 2026-06-03
    days on market $164,900 Active 2 DOM
11. 2026-06-02
    remarks 687-char remark
12. 2026-06-02
    listed $164,900 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: $1,988 · $166/mo
• Projected year-2 tax: $1,988 · $166/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 68% 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: $15,891
• − Mortgage interest: −$9,237
• − Property taxes: −$1,988
• − Insurance: −$824
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$4,797
• Taxable loss: −$3,498
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $204/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 — Forest Acres

• Score: 73/100
• State rank: #39
• US rank: #5064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-0.1% since first listed

4 events — show timeline

• 2026-06-01 Listed $164,900 Consolidated MLS
• 2026-04-01 Delisted — Consolidated MLS
• 2025-11-08 Price Changed $164,900 Consolidated MLS
• 2025-10-21 Listed $165,000 Consolidated MLS

Property tax history

+4.0%/yr

Latest (2025): $1,988 · +2.3% YoY. Source: county tax records.