1030 Kinard Ct · Columbia, SC 29201

$575,000

4 bd · 4.0 ba · 4,304 sqft · MultiFamily public records · 19 Days on market

Built 1925

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Excellent investment opportunity in the heart of downtown Columbia! This all-brick quadplex is ideally located within walking distance to the University of South Carolina, popular restaurants, shopping, and entertainment. Each unit features 2 bedrooms, 1 bathroom, hardwood floors, spacious kitchens, and washer/dryer connections. The property includes a covered front porch, private rear decks, and designated rear parking for tenants. One unit is equipped with central HVAC, while the remaining units feature window units and furnace heat. Three units are currently occupied with long-term tenants on month-to-month leases, providing immediate rental income, while one vacant unit offers the perfe

Key facts

• Covered front porch
• Central hvac
• Private rear decks

Tags

• ALL BRICK QUADPLEX
• COVERED FRONT PORCH
• PRIVATE REAR DECKS
• DESIGNATED REAR PARKING
• CENTRAL HVAC
• PRIME DOWNTOWN SETTING

Property features AI

Finance

• Financial info: Unit rents (current): Unit 1 $1,300; Unit 2 $1,495; Unit 3 $1,100; Unit 4 $1,495

Exterior

• Parking: Assigned off-street parking for 6 vehicles
• Utilities: Public water; Public sewer; Gas paid by tenants; Electricity paid by tenants; Sewer paid by tenants; Cable paid by tenants; Trash service paid by owner
• Home design: Multi-unit property with 4 total units; 2 stories
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above the foundation; Paved road access; Owner responsible for lawn maintenance

Interior

• Bedrooms: Four 2-bedroom units (each unit has 2 bedrooms)
• Bathrooms: Four full bathrooms (each unit has 1 full bath)
• Heating & cooling: Central heating (other details in remarks); Central cooling (other details in remarks); Heating paid by tenants
• Interior features: Total heated area approximately 4,303 square feet; Owner provides pest control

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $397/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $575k).
• Recommended offer: $566k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• 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: Logan Elementary (math 42% / reading 42%, grade F, #256 of 597 statewide, top 45%, 233 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 (+3.2%/yr); 115 active listings in the ZIP; lower-income renter base — watch delinquency; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $6,733/mo this rent would consume 250% of the median local household income ($32k/yr) (locally 3456% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 + 3.2% rent growth), your $161k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($566k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $566,375 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.18% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $9,174
• Equity at exit: $85,734

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $143,104
• Equity at exit: $49,715

Cash invested: $161,000 (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 29201

• Rents YoY: 3.2%
• Active inventory: 115
• Price-to-rent: 28.5×

Monthly cashflow live

• Estimated rent: $6,733 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$476 /mo · $5,707/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,414
• Net cashflow: $1,589

Break-even live

Break-even rent $4,722

Max offer price $575,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,914	-5% $1,751	+0% $1,589	+5% $1,426	+10% $1,263
Rent	-10% $1,057	-5% $1,323	+0% $1,589	+5% $1,854	+10% $2,120
Rate	-1.0pp $1,878	-0.5pp $1,735	base $1,589	+0.5pp $1,440	+1.0pp $1,288

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,732
Total (4 units)			$6,733

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $575,000 Pending 19 DOM
2. 2026-06-03
   days on market $575,000 Active - Contingent 15 DOM
3. 2026-06-03
   days on market $575,000 Active - Contingent 14 DOM
4. 2026-06-01
   days on market $575,000 Active - Contingent 13 DOM
5. 2026-05-31
   days on market $575,000 Active - Contingent 12 DOM
6. 2026-05-24
   historical Active - Contingent
7. 2026-05-19
   listed $575,000 Active

ⓘ 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: $5,707 · $476/mo
• Projected year-2 tax: $5,707 · $476/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 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $80,796
• − Mortgage interest: −$32,209
• − Property taxes: −$5,707
• − Insurance: −$2,875
• − Repairs & maintenance: −$6,464
• − Management: −$6,464
• − Depreciation: −$16,727
• Taxable income: $10,350
• Est. tax owed @ 24.0%: −$2,484
• After-tax cash flow: $16,578/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): 24,605
• Household income: $32,297
• Rent vs Own: 75.0% rent · 25.0% own
• Severe rent burden: 3456.0

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 (64%)
• Race & ethnicity: White 64% Black 24% Hispanic / Latino 4% Asian 4% Two or more races 4%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 90% English-only · Spanish 3% Chinese 2% Other Indo-European 2%

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: ▼ -142.00%
• Current HPI: 229.8442
• Rent YoY: ▲ 3.18%
• 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

2 events — show timeline

• 2026-05-24 Contingent — Consolidated MLS
• 2026-05-19 Listed $575,000 Consolidated MLS

Property tax history

+2.4%/yr

Latest (2025): $5,707 · +2.1% YoY. Source: county tax records.