234 Dutch Dr · Columbia, SC 29063

$228,000

4 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 354 Days on market

Built 1985 10,018 sqft lot Est $262k · 13% under

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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 +20.8/30.0
• ARV discount +13.4/15.0
• DSCR +6.6/10.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained 4-bedroom, 2-bathroom home, lovingly cared for by one family for the last 20 years, offers 1,440 square feet of comfortable living space in the award-winning Lex-Rich District 5 Dutch Fork School District. The main floor features tile flooring throughout, an inviting eat-in kitchen, a cozy family room, a primary suite with direct access to a full bath, and a second bedroom. Upstairs, two additional bedrooms share a refreshed full bath with a new countertop and faucet. Major updates include a new HVAC system in 2020, a roof replacement in 2010, and brand-new Hardiplank siding in 2024. Outdoor living is a highlight, with a screened porch and two lower deck areas perfect f

Key facts

• Primary suite
• New faucet
• Refreshed full bath

Tags

• TILE FLOORING
• EAT-IN KITCHEN
• PRIMARY SUITE
• REFRESHED FULL BATH
• NEW COUNTERTOP
• NEW FAUCET

Property features AI

Finance

• Other: Cable TV available; 12-month home warranty

Exterior

• Parking: 4 parking spaces
• Utilities: Public sewer; Public water
• Home design: Two-story house; West-facing
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Covered back porch; Screened back porch; Uncovered porch; Deck; Fiber cement (Hardie) siding; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with bay window; Formica countertops; Painted cabinets; Tile floor
• Bedrooms: Master bedroom on main level with shared bath, ceiling fan, private closet, tile floors; Second bedroom with private closet and tile floors; Third bedroom with ceiling fan, private closet, carpeted floors; Fourth bedroom with private closet and carpeted floors
• Flooring: Tile flooring in main living areas, tile in some bedrooms, carpet in other bedrooms
• Bathrooms: Two full bathrooms (including one main full bath and one secondary full bath)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile floors in living areas; Bay window in kitchen; Eat-in kitchen; Formica countertops; Painted cabinets; Closet laundry
• Laundry & utility: Laundry in closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/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 $213k (6.4% below list).
• Recommended offer: $201k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.0% in Columbia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Dutch Fork Elementary (math 32% / reading 37%, grade F, #344 of 597 statewide, top 60%, 475 students, 82% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 318 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $7k 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 354 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $22k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $228k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 354 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.94% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Kennerly Rd	0.28mi	3/2.0 (-1)	1,440 (0%)	2mo	$165,735	$115	80
1003 Riverwalk Way	0.59mi	3/2.0 (-1)	1,318 (-8%)	15mo	$239,900	$182	41

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 · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-21,710
• Equity at exit: $33,996

10-year hold

• IRR: -3.0%
• Equity multiple: 0.81×
• Total profit: $-11,839
• Equity at exit: $19,713

Cash invested: $63,840 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$1,196
• Tax from tax record: −$81 /mo · $968/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $314

Break-even live

Break-even rent $1,736

Max offer price $228,000

Occupancy floor 80%

Sensitivity live

Price	-10% $443	-5% $378	+0% $314	+5% $249	+10% $185
Rent	-10% $145	-5% $230	+0% $314	+5% $398	+10% $482
Rate	-1.0pp $429	-0.5pp $372	base $314	+0.5pp $255	+1.0pp $195

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 Stamport Cir Irmo, SC	3.0	2.5	1500	$1,575	$1.05	4d	1	0.43mi
174 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	24d	1	1.23mi
185 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	1.29mi
193 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	1.30mi
197 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	24d	1	1.31mi
201 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	1.32mi
200 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	1.33mi
204 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	24d	1	1.34mi
209 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.34mi
211 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.34mi
213 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.35mi
208 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.35mi
215 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.35mi
210 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.35mi
212 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.35mi
217 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.35mi
214 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.36mi
219 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.36mi
221 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.36mi
220 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.36mi
223 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.37mi
222 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.37mi
225 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.37mi
224 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.38mi
227 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.38mi
226 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.38mi
229 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.38mi
228 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.38mi
231 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.38mi
230 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.39mi
233 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.39mi
232 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.39mi
235 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	1.39mi
234 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.40mi
237 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	1.40mi
101 Riverwalk Way Irmo, SC	3.0	2.0	1300	$1,750	$1.35	15d	1	1.49mi

Listing history 12 events

1. 2026-05-10
   status Pending
2. 2026-04-17
   status Active
3. 2026-03-06
   status Pending
4. 2026-02-04
   price $228,000
5. 2025-11-10
   status Active
6. 2025-11-10
   historical
7. 2025-09-30
   price $229,000
8. 2025-07-30
   price $234,900
9. 2025-04-25
   status Active
10. 2025-03-28
    listed $249,900 Active
11. 2004-04-09
    soldstatus $89,900
12. 1993-08-04
    soldstatus $69,900

ⓘ 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: $968 · $81/mo
• Projected year-2 tax: $1,300 · $108/mo
• Expected delta: +$332/yr (+$28/mo · 34.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $25,598
• − Mortgage interest: −$12,772
• − Property taxes: −$968
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − Depreciation: −$6,633
• Taxable loss: −$10
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $3,769/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

+226.2% since first listed

12 events — show timeline

• 2026-05-10 Pending — Consolidated MLS
• 2026-04-17 Relisted — Consolidated MLS
• 2026-03-06 Pending — Consolidated MLS
• 2026-02-04 Price Changed $228,000 Consolidated MLS
• 2025-11-10 Relisted — Consolidated MLS
• 2025-11-10 Delisted — Consolidated MLS
• 2025-09-30 Price Changed $229,000 Consolidated MLS
• 2025-07-30 Price Changed $234,900 Consolidated MLS
• 2025-04-25 Relisted — Consolidated MLS
• 2025-03-28 Listed $249,900 Consolidated MLS
• 2004-04-09 Sold (Public Records) $89,900 Public Records
• 1993-08-04 Sold (Public Records) $69,900 Public Records

Property tax history

+0.9%/yr

Latest (2025): $968 · +4.0% YoY. Source: county tax records.