1100 Skyland Dr Unit R-5 · Columbia, SC 29210

$111,000

2 bd · 2.0 ba · 1,141 sqft · Condo public records · 72 Days on market

Built 1973 $329/mo HOA · 25% 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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price Improvement! Now $111,000 Motivated Seller! Welcome to the River Hill Condominium Community, a quiet and private community located along the Broad River corridor in Columbia's desirable 29210 area. This renovated and move in ready 2 bedroom, 2 bath condo offers comfort, convenience, and low maintenance living and the seller is motivated! Situated on the ground level just inside the secured main entrance, this unit provides easy access with no interior stairs to climb. Renovations include new carpet in both bedrooms and tile flooring in the kitchen, laundry room, and bathrooms. Both bathrooms have been updated with new vanities and new toilets. New windows installed throughout the w

Key facts

• Ground level access
• Hoa includes water
• New carpet

Tags

• GROUND LEVEL ACCESS
• NEW CARPET
• TILE FLOORING
• UPDATED VANITIES
• PRIVATE SCREENED-IN PATIO
• HOA INCLUDES WATER

Property features AI

Finance

• Other: Paved road access
• HOA & community: Property is part of an association

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Brick exterior on all sides above foundation
• Construction: Slab foundation
• Exterior features: Patio; Inground pool

Interior

• Kitchen: Tile flooring; Countertops (other); Dishwasher; Refrigerator; Microwave (above stove); Free-standing range
• Bedrooms: Primary bedroom on main level with private bath, walk-in closet, tub/shower, ceiling fan, carpet and tile floors; Second bedroom on main level with walk-in closet, ceiling fan, carpet
• Flooring: Carpet in bedrooms; Tile in primary bedroom and kitchen; Laminate in living areas
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace with masonry construction; French doors; Laminate flooring in living areas
• Laundry & utility: Main-level utility room (washer/dryer area)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $111k.

Deal economics

• At list price, monthly cash flow is $-7 ($-89/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (1.2% below list).
• Meets the 1% rule at list price ($1k rent vs $111k).
• Recommended offer: $104k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• 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: H. B. Rhame Elementary (math 15% / reading 20%, grade F, #512 of 597 statewide, top 86%, 446 students, 100% FRL); St. Andrews Middle (math 9% / reading 18%, grade F, #207 of 229 statewide, top 91%, 706 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); 146 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% 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 $767 of loan paydown is wiped out by about $3k 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 72 days — a 6% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $111k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $104,340 (6.0% 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 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 7.0

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: -13.6%
• Equity multiple: 0.50×
• Total profit: $-15,553
• Equity at exit: $16,550

10-year hold

• IRR: -0.7%
• Equity multiple: 0.94×
• Total profit: $-1,776
• Equity at exit: $9,597

Cash invested: $31,080 (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: 146
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$582
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$46
• HOA: −$329
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-7

Break-even live

Break-even rent $1,330

Max offer price $109,697

Occupancy floor 96%

Sensitivity live

Price	-10% $55	-5% $24	+0% $-7	+5% $-39	+10% $-70
Rent	-10% $-112	-5% $-60	+0% $-7	+5% $45	+10% $97
Rate	-1.0pp $49	-0.5pp $21	base $-7	+0.5pp $-36	+1.0pp $-65

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Skyland Dr Unit R1 Columbia, SC	2.0	2.0	1100	$1,300	$1.18	25d	1	0.03mi
167 Stoneridge Dr Columbia, SC	1.0–2.0	1.0–2.0	900	$1,071	$1.19	13d	27	0.31mi
100 Bryton Trce Columbia, SC	2.0	1.0–2.0	950	$1,215	$1.28	23d	4	0.34mi
151 Moore Hopkins Ln Unit 303 Columbia, SC	2.0	1.5	953	$700	$0.73	25d	1	0.43mi
3900 Bentley Dr Columbia, SC	1.0–2.0	1.0–2.0	873	$1,330	$1.52	13d	40	0.44mi
200 Saluda River Rd Columbia, SC	1.0–2.0	1.0–1.5	900	$1,120	$1.24	13d	8	0.53mi
1000 Watermark Pl Columbia, SC	1.0–2.0	1.0–2.0	944	$1,100	$1.17	13d	14	0.72mi
215 Northwood St Columbia, SC	3.0	2.5	1288	$1,849	$1.44	25d	1	0.87mi
328 Northwood St Columbia, SC	3.0	2.5	1461	$2,395	$1.64	25d	1	0.90mi
98 Riverview Ct Columbia, SC	3.0	2.0	1257	$1,800	$1.43	16d	1	0.92mi
168 Canal Place Cir Columbia, SC	3.0	2.5	1437	$2,250	$1.57	25d	1	0.93mi
4501 Bentley Dr Columbia, SC	1.0–3.0	1.0–2.0	946	$1,328	$1.40	13d	18	0.96mi
900 Gracern Rd Columbia, SC	1.0–3.0	1.0–2.0	1029	$1,414	$1.37	25d	5	0.97mi
3638 Falling Springs Rd Columbia, SC	3.0	2.0	1080	$1,332	$1.23	25d	1	1.22mi
800 Comanchee Trl Unit C3 West Columbia, SC	2.0	1.0	840	$985	$1.17	25d	1	1.30mi
2901 Park St Columbia, SC	3.0	2.0	1288	$2,750	$2.14	25d	1	1.35mi
100 Riverbend Dr West Columbia, SC	1.0–3.0	1.0–2.0	821	$1,198	$1.46	25d	1	1.42mi
1800 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	986	$900	$0.91	13d	62	1.45mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$1,180	$1.35	13d	25	1.47mi

HOA detail condo

• Monthly dues: $329 · $3,948/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-22
   status Pending
2. 2026-04-30
   price $111,000
3. 2026-03-10
   listed $118,000 Active
4. 2003-06-06
   soldstatus $49,500
5. 1994-08-04
   soldstatus $44,400
6. 1991-10-28
   soldstatus $39,000

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,844
• − Mortgage interest: −$6,218
• − Property taxes: −$1,117
• − Insurance: −$555
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − HOA: −$3,948
• − Depreciation: −$3,229
• Taxable loss: −$1,758
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $333/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

• Census place: Columbia, SC
• County: Richland County · 389,530 people
• City population: 335,994
• 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

+184.6% since first listed

6 events — show timeline

• 2026-05-22 Pending — Consolidated MLS
• 2026-04-30 Price Changed $111,000 Consolidated MLS
• 2026-03-10 Listed $118,000 Consolidated MLS
• 2003-06-06 Sold (Public Records) $49,500 Public Records
• 1994-08-04 Sold (Public Records) $44,400 Public Records
• 1991-10-28 Sold (Public Records) $39,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,117 · +2.0% YoY. Source: county tax records.