6905 Cleaton Rd Unit H144 · Forest Acres, SC 29206

$163,000

3 bd · 3.5 ba · 1,730 sqft · SingleFamily · 23 Days on market

Built 1974 7,840 sqft lot $192/mo HOA · 12% of rent ↓ 5% since listing

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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 +13.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• DSCR +4.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Price Improvement * Welcome home to Point Arcadia! This well-maintained Unit H144 offers comfortable, low-maintenance living in a convenient Columbia location. Featuring a functional floor plan with generous living space, this home is perfect for a primary residence or investment opportunity. The home has new hot water heater, new stairwell railing and new LVP flooring upstairs. Enjoy easy access to shopping, dining, major interstates, and Fort Jackson, making daily commutes a breeze. The Point Arcadia community has peaceful setting while still being close to everything the city has available. Whether you’re a first-time buyer, downsizing, or adding to your rental portfolio, this p

Key facts

• New hot water heater
• New lvp flooring
• Peaceful setting

Tags

• NEW HOT WATER HEATER
• NEW STAIRWELL RAILING
• NEW LVP FLOORING
• EASY ACCESS TO SHOPPING
• PEACEFUL SETTING

Property features AI

Finance

• Other: Directions: Off Two Notch Rd.
• HOA & community: Homeowners association present; Association maintains common areas, exterior maintenance, landscaping, pool, tennis courts, and green areas

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Paved road access
• Home design: Two-story property
• Construction: Slab foundation
• Exterior features: Patio; Wood exterior finish; Rear wood privacy fence; Community pond; Community pool

Interior

• Kitchen: Granite countertops; Painted cabinets; Self-cleaning range; Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom on second floor with private bath, ceiling fan, and private closet; Bedroom 2 on main level with private closet; Bedroom 3 on second floor with ceiling fan and private closet
• Flooring: Luxury vinyl plank in living area
• Bathrooms: Three full bathrooms; One partial bathroom; One main-level half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan(s); Smoke detector; Attic with pull-down access; Fireplace (1)
• Laundry & utility: Laundry located in heated space off the kitchen (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $-3 ($-41/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (0.3% below list).
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $161k (1.5% below list) — sets the bar for market timing.

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 02 (suburban): math 35% / reading 47% proficiency, ranked #29 of 80 in SC (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jackson Creek Elementary (math 26% / reading 24%, grade F, #447 of 597 statewide, top 76%, 545 students, 100% FRL); Dent Middle (math 25% / reading 42%, grade F, #113 of 229 statewide, top 50%, 1,018 students, 100% FRL); Richland Northeast High (math 42% / reading 82%, grade B-, #99 of 196 statewide, top 53%, 1,359 students, 70% FRL) — zoned schools average 90% FRL vs 38% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.8%/yr); 117 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 70% 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 $160,555 (1.5% 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 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-23,417
• Equity at exit: $24,304

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-7,022
• Equity at exit: $14,093

Cash invested: $45,640 (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 29206

• Rents YoY: 4.8%
• Active inventory: 117
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$855
• Tax est. 1.5%: −$204 /mo · $2,445/yr
• Insurance: −$68
• HOA: −$192
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-3

Break-even live

Break-even rent $1,669

Max offer price $162,510

Occupancy floor 95%

Sensitivity live

Price	-10% $109	-5% $53	+0% $-3	+5% $-60	+10% $-116
Rent	-10% $-135	-5% $-69	+0% $-3	+5% $62	+10% $128
Rate	-1.0pp $79	-0.5pp $38	base $-3	+0.5pp $-46	+1.0pp $-89

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6905 Cleaton Rd Columbia, SC	3.0	2.5–3.0	1546	$1,925	$1.25	25d	3	0.09mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,200	$1.10	25d	1	0.35mi
6837 N Trenholm Rd Columbia, SC	1.0–3.0	1.0–2.0	1105	$1,985	$1.80	5d	30	0.41mi
7501 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.5	1097	$1,249	$1.14	25d	1	0.55mi
7502 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.0	825	$1,305	$1.58	5d	22	0.55mi
7502 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	875	$1,515	$1.73	25d	1	0.55mi
7006 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.0	1090	$1,295	$1.19	13d	7	0.58mi
300 Meredith Sq Columbia, SC	2.0–3.0	2.0–2.5	1258	$1,499	$1.19	25d	1	0.66mi
7602 Hunt Club Rd Unit I-104 Columbia, SC	2.0	2.5	1200	$1,295	$1.08	21d	1	0.69mi
7602 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.5	950	$1,295	$1.36	25d	2	0.72mi
2102 Long Shadow Ln Columbia, SC	2.0	1.5	1150	$1,300	$1.13	5d	1	0.85mi
1630 Edgemore Rd Unit 1 Columbia, SC	3.0	2.0	1225	$1,650	$1.35	25d	1	1.07mi
4833 Arcadia Rd Columbia, SC	4.0	2.0	2217	$2,400	$1.08	16d	1	1.11mi
3611 Ranch Rd Columbia, SC	2.0–3.0	2.0	1400	$1,400	$1.00	5d	3	1.19mi
1633 Overhill Rd Columbia, SC	3.0	1.5	1052	$1,661	$1.58	25d	1	1.24mi
3630 Ranch Rd Unit 3-8 Columbia, SC	2.0	2.0	1400	$1,250	$0.89	25d	1	1.30mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,848	$1.66	5d	27	1.34mi
8720 Windsor Lake Blvd Columbia, SC	1.0–3.0	1.0–2.0	967	$1,415	$1.46	25d	15	1.35mi
1741 Springfield Ave Columbia, SC	3.0	1.0	1582	$930	$0.59	13d	1	1.36mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	13d	1	1.37mi
3836 Davies Dr Columbia, SC	3.0	1.5	1736	$1,625	$0.94	5d	1	1.42mi
1000 Windsor Shores Dr Columbia, SC	1.0–3.0	1.0–2.0	1011	$1,590	$1.57	25d	1	1.44mi

HOA detail

• Monthly dues: $192 · $2,304/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-22
   days on market $163,000 Active 23 DOM
2. 2026-06-18
   days on market $163,000 Active 20 DOM
3. 2026-06-17
   days on marketlisting id $163,000 Active 19 DOM
4. 2026-06-15
   days on marketlisting id $163,000 Active 1 DOM
5. 2026-06-15
   days on market $163,000 Active 19 DOM
6. 2026-06-14
   pricestatusdays on marketlisting id $163,000 Active 17 DOM
7. 2026-06-05
   statusdays on market $167,000 Pending 153 DOM
8. 2026-06-03
   days on market $167,000 Active - Contingent 152 DOM
9. 2026-06-03
   days on market $167,000 Active - Contingent 151 DOM
10. 2026-06-01
    days on market $167,000 Active - Contingent 150 DOM
11. 2026-05-31
    days on market $167,000 Active - Contingent 149 DOM
12. 2026-05-20
    historical Active - Contingent
13. 2026-05-09
    status Active
14. 2026-05-09
    historical
15. 2026-04-02
    status Active
16. 2026-03-20
    historical Active - Contingent
17. 2026-02-19
    status Active
18. 2026-02-19
    historical Active - Contingent
19. 2026-01-01
    listed $167,000 Active
20. 2024-11-18
    status Pending
21. 2024-10-29
    price $155,000
22. 2024-10-24
    price $165,000
23. 2024-10-21
    listed $174,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $19,976
• − Mortgage interest: −$9,131
• − Property taxes: −$2,445
• − Insurance: −$815
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − HOA: −$2,304
• − Depreciation: −$4,742
• Taxable loss: −$2,657
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $597/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 02
• NCES district ID: 4503390
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $59,684
• Composite: 36.2/100
• National rank: #4730
• State rank: #29 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

• Census place: Forest Acres, SC
• County: Richland County · 389,530 people
• City population: 20,054
• Metro: Columbia, SC
• Population (ZIP): 19,759
• Household income: $91,847
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 697.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 5% Serbian 4% Slovak 4%
• Foreign-born: 3% · Canada, Guatemala, South Korea
• Languages at home: 97% English-only · Spanish 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: ▼ -325.76%
• Current HPI: 224.5418
• Rent YoY: ▲ 4.80%
• 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

-4.5% since first listed

12 events — show timeline

• 2026-05-20 Contingent — Consolidated MLS
• 2026-05-09 Relisted — Consolidated MLS
• 2026-05-09 Delisted — Consolidated MLS
• 2026-04-02 Relisted — Consolidated MLS
• 2026-03-20 Contingent — Consolidated MLS
• 2026-02-19 Relisted — Consolidated MLS
• 2026-02-19 Contingent — Consolidated MLS
• 2026-01-01 Listed $167,000 Consolidated MLS
• 2024-11-18 Pending — Consolidated MLS
• 2024-10-29 Price Changed $155,000 Consolidated MLS
• 2024-10-24 Price Changed $165,000 Consolidated MLS
• 2024-10-21 Listed $174,900 Consolidated MLS