1037 Dawson Dr · West Columbia, SC 29169

$185,000

3 bd · 1.5 ba · 1,498 sqft · SingleFamily public records · 32 Days on market

Built 1970 8,712 sqft lot

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Why this score? — see what drove the C- 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Vanarsdale split level home is move in ready and waiting on your personal touches. Main level living room and eat-in kitchen with plenty of cabinet space. Master bedroom has a great walk in closet and the ½ bath has a great laundry space for all of your organizational needs. Convenient to Gray Collegiate Academy as well as interstates 20 and 26! Schedule your tour now! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Laundry space
• Eat-in kitchen
• Walk in closet

Tags

• MAIN LEVEL LIVING ROOM
• EAT-IN KITCHEN
• WALK IN CLOSET
• LAUNDRY SPACE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 1.5-story property
• Construction: Slab foundation
• Exterior features: Brick above foundation on all sides; Vinyl siding; Rear chain-link fence; Paved road access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Master bedroom on second level; Second bedroom on second level; Third bedroom on second level
• Bathrooms: One full main bath; One full second-level bath; One half bath
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: Family room on main level; Eat-in kitchen; Laundry located in a bath
• Laundry & utility: Washer/Dryer area on main level; Laundry located in a bath

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#168 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D, crime F.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.5%/yr); 136 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($57k/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 $6k of value loss. Plan a longer hold.
• Lexington County population projected at +26% 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 ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $80k; list at $185k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
5. 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?
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: 1.06% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.48% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.79×
• Total profit: $-10,660
• Equity at exit: $27,584

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $18,338
• Equity at exit: $15,995

Cash invested: $51,800 (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 29169

• Home prices YoY: -15.8%
• Rents YoY: 3.5%
• Active inventory: 136
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,953 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$207 /mo · $2,486/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $288

Break-even live

Break-even rent $1,588

Max offer price $185,000

Occupancy floor 80%

Sensitivity live

Price	-10% $393	-5% $341	+0% $288	+5% $236	+10% $183
Rent	-10% $134	-5% $211	+0% $288	+5% $365	+10% $442
Rate	-1.0pp $381	-0.5pp $335	base $288	+0.5pp $240	+1.0pp $191

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Compass Ln Lexington, SC	3.0	2.0	1784	$1,981	$1.11	15d	1	0.49mi
308 Chisolm Ct Lexington, SC	3.0	2.0	1305	$1,800	$1.38	24d	1	0.60mi
3220 Woodsen Cir West Columbia, SC	3.0	2.0	1475	$1,800	$1.22	24d	1	1.22mi

Listing history 25 events

1. 2026-06-21
   days on market $185,000 Active 32 DOM
2. 2026-06-18
   days on market $185,000 Active 29 DOM
3. 2026-06-17
   days on market $185,000 Active 28 DOM
4. 2026-06-16
   days on market $185,000 Active 27 DOM
5. 2026-06-15
   days on market $185,000 Active 26 DOM
6. 2026-06-14
   days on market $185,000 Active 24 DOM
7. 2026-06-13
   days on market $185,000 Active 23 DOM
8. 2026-06-10
   days on market $185,000 Active 21 DOM
9. 2026-06-09
   days on market $185,000 Active 20 DOM
10. 2026-06-08
    days on market $185,000 Active 19 DOM
11. 2026-06-07
    days on market $185,000 Active 18 DOM
12. 2026-06-05
    days on market $185,000 Active 15 DOM
13. 2026-06-03
    days on market $185,000 Active 14 DOM
14. 2026-06-03
    days on market $185,000 Active 13 DOM
15. 2026-06-02
    days on market $185,000 Active 12 DOM
16. 2026-05-31
    days on market $185,000 Active 11 DOM
17. 2026-05-19
    listed $185,000 Active
18. 2024-07-17
    price $209,000
19. 2024-07-17
    status Active
20. 2024-03-20
    price $215,000
21. 2024-02-22
    listed $249,900 Active
22. 2024-01-17
    status Pending
23. 2023-12-19
    listed $249,900 Active
24. 2015-11-18
    soldstatus $80,000
25. 2015-07-21
    price $86,000

ⓘ 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: $2,486 · $207/mo
• Projected year-2 tax: $2,486 · $207/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 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $23,432
• − Mortgage interest: −$10,363
• − Property taxes: −$2,486
• − Insurance: −$925
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$5,382
• Taxable income: $527
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $3,332/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 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — West Columbia

• Score: 63/100
• State rank: #168
• US rank: #15166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 21,647
• Metro: Columbia, SC
• Population (ZIP): 21,647
• Household income: $57,122
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1172.0

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 16% Two or more races 11% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.87%
• Current HPI: 287.4791
• Rent YoY: ▲ 3.48%
• 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

+115.1% since first listed

9 events — show timeline

• 2026-05-19 Listed $185,000 Consolidated MLS
• 2024-07-17 Price Changed $209,000 Consolidated MLS
• 2024-07-17 Relisted — Consolidated MLS
• 2024-03-20 Price Changed $215,000 Consolidated MLS
• 2024-02-22 Listed $249,900 Consolidated MLS
• 2024-01-17 Pending — Consolidated MLS
• 2023-12-19 Listed $249,900 Consolidated MLS
• 2015-11-18 Sold (Public Records) $80,000 Public Records
• 2015-07-21 Price Changed $86,000 Consolidated MLS

Property tax history

+9.4%/yr

Latest (2024): $2,486 · +415.4% YoY. Source: county tax records.