1211 Metze Rd Unit H4 · St. Andrews, SC 29210

$50,000

1 bd · 1.0 ba · 646 sqft · Condo public records · 48 Days on market

Built 1985 $191/mo HOA · 20% of rent

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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 +29.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Whether you’re seeking a smart investment or a low-maintenance place to call home, this inviting 1-bedroom, 1-bath condo at 1211 Metze Road delivers both comfort and convenience. Ideally positioned just off St. Andrews Road and Broad River Road, you’ll enjoy quick access to downtown Columbia, I-26, and an array of nearby shopping and dining options. Inside, the open-concept layout is enhanced by durable LVP flooring and a bright, airy living space that flows seamlessly to a private balcony perfect for relaxing or entertaining. A designated dining area sits just off the kitchen, which features ample cabinet storage, generous counter space, classic Formica countertops, bright whit

Key facts

• Private balcony
• Convenient pantry
• $191 HOA

Tags

• PRIVATE BALCONY
• DESIGNATED DINING AREA
• AMPLE CABINET STORAGE
• GENEROUS COUNTER SPACE
• BRIGHT WHITE APPLIANCES
• CONVENIENT PANTRY

Property features AI

Finance

• HOA & community: Association present; Association covers common area maintenance, exterior maintenance, landscaping, sewer, trash, water, green areas and pest control

Exterior

• Parking: 1 parking space
• Utilities: Public water; Public sewer
• Home design: One-story property
• Construction: Wood fiber / Masonite exterior finish; Slab foundation
• Exterior features: Covered back porch; Paved road access

Interior

• Kitchen: Wood-natural cabinets; Pantry; Formica countertops; Dishwasher; Free-standing range
• Bedrooms: Master bedroom on the main level with walk-in closet, private closet, ceiling fan, tub/shower and shared bath; carpeted floors in the master
• Flooring: Luxury vinyl plank throughout main living areas; Carpet in the master bedroom
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan; Balcony; Crown molding
• Laundry & utility: Laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Pine Grove Elementary (math 24% / reading 15%, grade F, #496 of 597 statewide, top 83%, 541 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); 145 active listings in the ZIP; 12 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $50k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.87% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.31%
• DSCR: 1.68
• GRM: 4.5

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: 9.4%
• Equity multiple: 1.38×
• Total profit: $5,339
• Equity at exit: $7,455

10-year hold

• IRR: 20.8%
• Equity multiple: 3.01×
• Total profit: $28,099
• Equity at exit: $4,323

Cash invested: $14,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $936 high
• Mortgage (P&I): −$262
• Tax from tax record: −$86 /mo · $1,038/yr
• Insurance: −$21
• HOA: −$191
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $179

Break-even live

Break-even rent $710

Max offer price $50,000

Occupancy floor 76%

Sensitivity live

Price	-10% $207	-5% $193	+0% $179	+5% $164	+10% $150
Rent	-10% $105	-5% $142	+0% $179	+5% $216	+10% $253
Rate	-1.0pp $204	-0.5pp $191	base $179	+0.5pp $166	+1.0pp $152

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$915	$0.89	24d	13	0.22mi
1011 Beatty Rd Unit B4 Columbia, SC	1.0	1.0	660	$800	$1.21	24d	1	0.41mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$940	$1.08	12d	32	0.42mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$849	$0.91	24d	1	0.42mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$900	$0.98	12d	9	0.51mi
169 Brook Pines Dr Columbia, SC	1.0–2.0	1.0	700	$845	$1.21	12d	26	0.55mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,054	$1.66	12d	24	0.92mi
1018 Old Manor Rd Unit BG1018 Columbia, SC	1.0	1.0	672	$1,075	$1.60	24d	1	0.99mi
1218 Old Manor Rd Columbia, SC	1.0	1.0	672	$825	$1.23	24d	1	1.01mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$975	$0.90	20d	3	1.15mi
414 Old Manor Rd Unit BG414 Columbia, SC	1.0	1.0	672	$1,000	$1.49	24d	1	1.16mi
416 Old Manor Rd Unit BG416 Columbia, SC	1.0	1.0	678	$1,000	$1.47	24d	1	1.16mi

HOA detail condo

• Monthly dues: $191 · $2,292/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on market $50,000 Active 48 DOM
2. 2026-06-17
   days on market $50,000 Active 47 DOM
3. 2026-06-16
   days on market $50,000 Active 46 DOM
4. 2026-06-15
   days on market $50,000 Active 45 DOM
5. 2026-06-14
   days on market $50,000 Active 43 DOM
6. 2026-06-10
   days on market $50,000 Active 40 DOM
7. 2026-06-09
   days on market $50,000 Active 39 DOM
8. 2026-06-08
   days on market $50,000 Active 38 DOM
9. 2026-06-07
   days on market $50,000 Active 37 DOM
10. 2026-06-03
    days on market $50,000 Active 33 DOM
11. 2026-06-03
    days on market $50,000 Active 32 DOM
12. 2026-06-01
    days on market $50,000 Active 31 DOM
13. 2026-05-31
    days on market $50,000 Active 30 DOM
14. 2026-05-01
    listed $50,000 Active
15. 2024-07-26
    soldstatus $15,000
16. 1989-03-01
    soldstatus $36,900

ⓘ 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: $1,038 · $86/mo
• Projected year-2 tax: $1,038 · $86/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: $11,227
• − Mortgage interest: −$2,801
• − Property taxes: −$1,038
• − Insurance: −$250
• − Repairs & maintenance: −$898
• − Management: −$898
• − HOA: −$2,292
• − Depreciation: −$1,455
• Taxable income: $1,596
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $1,760/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

+35.5% since first listed

3 events — show timeline

• 2026-05-01 Listed $50,000 Consolidated MLS
• 2024-07-26 Sold (Public Records) $15,000 Public Records
• 1989-03-01 Sold (Public Records) $36,900 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,038 · +93.7% YoY. Source: county tax records.