309 Ridley Hill Ln · Columbia, SC 29045

$235,000

3 bd · 2.5 ba · 1,476 sqft · SingleFamily · 49 Days on market

Built 2024 Good condition 4,791 sqft lot Garage $159/sqft · 16% below area Est $280k · 16% under $45/mo HOA · 2% of rent

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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).

• ARV discount +14.7/15.0
• Cash flow +14.1/30.0
• Schools +5.5/10.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Ellington! Beautifully maintained newer-construction home featuring an open-concept layout with luxury vinyl plank flooring throughout the main living areas, spacious bedrooms, and abundant natural light. The stylish kitchen offers granite countertops, stainless steel appliances, ample cabinet space, and large bar seating that’s perfect for entertaining. Generously sized bathrooms and well-appointed bedrooms provide comfort and flexibility, while the neutral finishes create a clean, modern feel throughout. Enjoy a bright and inviting interior with plenty of space to relax, work, or host guests.

Key facts

• Large bar seating
• Ample cabinet space
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• LARGE BAR SEATING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $35 ($424/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 $216k (8.2% below list).
• Recommended offer: $216k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 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: Pontiac Elementary (math 39% / reading 35%, grade F, #315 of 597 statewide, top 55%, 724 students, 68% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 41% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.7%/yr); 584 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 49 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,742 (8.2% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 8% 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. 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: 0.92% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $279,967
• List price: $235,000
• Delta: -16.06%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Ridley Hill Ln	0.23mi	3/2.0	1,788 (+21%)	50mo	$340,504	$190	42
441 Layup Cir	1.28mi	3/2.0	1,620 (+10%)	8mo	$329,900	$204	40
127 Sorrel Tree Ln	2.07mi	3/2.0	1,897 (+28%)	14mo	$245,000	$129	26
1415 Ardennes Dr	2.19mi	2/2.0 (-1)	1,342 (-9%)	36mo	$227,500	$170	23
404 Windrush Dr	2.14mi	3/1.0	1,632 (+11%)	40mo	$144,000	$88	21
25 Lone Oak Ct	1.12mi	3/2.0	1,682 (+14%)	40mo	$265,000	$158	20
25 Sugar Maple Ct	0.75mi	3/2.0	1,720 (+16%)	35mo	$240,000	$140	18
75 Elmwood Blvd S	1.02mi	3/2.0	1,216 (-18%)	27mo	$214,500	$176	18
8 Lone Oak Ct	1.20mi	3/2.0	1,100 (-26%)	29mo	$193,000	$175	18
364 E Arrowleaf Ln Unit L	1.85mi	3/2.0	1,218 (-18%)	35mo	$341,300	$280	18
23 Sugar Maple Ct	0.73mi	4/2.0 (+1)	1,861 (+26%)	38mo	$260,000	$140	14

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-36,419
• Equity at exit: $35,039

10-year hold

• IRR: -7.6%
• Equity multiple: 0.53×
• Total profit: $-31,219
• Equity at exit: $20,319

Cash invested: $65,800 (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 →

Active competition Active MLS

• For sale now: 33 active · 29 under contract
• Median asking: $262,915 ($160/sqft)
• Median days on market: 23 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +18.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29045

• Home prices YoY: -17.9%
• Rents YoY: 2.7%
• Active inventory: 584
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$45
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $35

Break-even live

Break-even rent $2,113

Max offer price $235,000

Occupancy floor 93%

Sensitivity live

Price	-10% $198	-5% $117	+0% $35	+5% $-46	+10% $-127
Rent	-10% $-135	-5% $-50	+0% $35	+5% $121	+10% $206
Rate	-1.0pp $154	-0.5pp $95	base $35	+0.5pp $-26	+1.0pp $-88

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: $58,750
• Closing costs: $7,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1054 Crescent Corner Dr Elgin, SC	4.0	2.5	1800	$2,275	$1.26	62d	1	0.10mi
409 Eclipse Ln Elgin, SC	4.0	2.5	1726	$2,200	$1.27	62d	1	0.24mi
405 Eclipse Ln Elgin, SC	3.0	2.5	1476	$1,790	$1.21	3d	1	0.25mi

Property features AI

Finance

• HOA & community: Homeowners association present; association amenities include a pool

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewerPublic water
• Home design: Single-family property
• Construction: Slab foundation
• Exterior features: Vinyl exteriorPartial fencingPaved road accessPublic water

Interior

• Kitchen: Granite countertopsSmooth-surface range
• Bedrooms: Primary bedroom with private bath and walk-in closet (located on second floor)Second bedroom with shared bath (located on second floor)Third bedroom with shared bath (located on second floor)
• Bathrooms: Two full bathroomsOne half bathroomTwo additional full second-level bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Tankless water heaterSmooth-surface rangeGranite countertops
• Laundry & utility: Washer and dryer located on second floor

Listing history 31 events

1. 2026-07-07
   days on market $235,000 Active 49 DOM
2. 2026-07-06
   days on market $235,000 Active 48 DOM
3. 2026-07-05
   days on market $235,000 Active 47 DOM
4. 2026-07-03
   days on market $235,000 Active 45 DOM
5. 2026-07-02
   days on market $235,000 Active 44 DOM
6. 2026-07-01
   days on market $235,000 Active 43 DOM
7. 2026-06-30
   price $235,000 Active 42 DOM
8. 2026-06-30
   days on market $239,900 Active 42 DOM
9. 2026-06-29
   days on market $239,900 Active 41 DOM
10. 2026-06-28
    days on market $239,900 Active 40 DOM
11. 2026-06-28
    days on market $239,900 Active 39 DOM
12. 2026-06-27
    days on market $239,900 Active 38 DOM
13. 2026-06-25
    days on market $239,900 Active 36 DOM
14. 2026-06-23
    days on market $239,900 Active 34 DOM
15. 2026-06-22
    days on market $239,900 Active 33 DOM
16. 2026-06-18
    days on market $239,900 Active 30 DOM
17. 2026-06-17
    days on market $239,900 Active 29 DOM
18. 2026-06-16
    days on market $239,900 Active 28 DOM
19. 2026-06-15
    days on market $239,900 Active 27 DOM
20. 2026-06-14
    days on market $239,900 Active 25 DOM
21. 2026-06-13
    days on market $239,900 Active 24 DOM
22. 2026-06-10
    days on market $239,900 Active 22 DOM
23. 2026-06-09
    days on market $239,900 Active 21 DOM
24. 2026-06-08
    days on market $239,900 Active 20 DOM
25. 2026-06-07
    days on market $239,900 Active 19 DOM
26. 2026-06-05
    days on market $239,900 Active 16 DOM
27. 2026-06-03
    days on market $239,900 Active 15 DOM
28. 2026-06-03
    days on market $239,900 Active 14 DOM
29. 2026-06-01
    days on market $239,900 Active 13 DOM
30. 2026-05-31
    days on market $239,900 Active 12 DOM
31. 2026-05-19
    listed $239,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,889
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − HOA: −$540
• − Depreciation: −$6,836
• Taxable loss: −$3,493
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $1,262/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.

Condition & rehab AI · 19 photos

Good 80/100 Cosmetic rehab Est. rehab $7,380–$22,140 screening

This well-maintained, newer construction home offers an open-concept layout with luxury vinyl plank flooring and spacious bedrooms. It's move-in ready with minimal updates needed to enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace light fixtures with energy-efficient LED ones — LED lights are more energy-efficient and can reduce utility bills ↑
• Both Install smart home devices for energy management and security — Smart home devices can improve energy efficiency and add a modern touch ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Pontiac Elementary F SC #315/597 Nat'l #21,438/41,679 High Spring Valley High B+ SC #46/196 Nat'l #1,843/17,239

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

B Composite livability gradescore 78/100

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: Kershaw County · 459,667 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 31,372
• Household income: $87,366
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 31% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Korean 1%

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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: ▼ -45.60%
• Current HPI: 209.2469
• Rent YoY: ▲ 2.70%
• Metro: Columbia, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Homeowners association present; association amenities include a pool

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewerPublic water
• Home design: Single-family property
• Construction: Slab foundation
• Exterior features: Vinyl exteriorPartial fencingPaved road accessPublic water

Interior

• Kitchen: Granite countertopsSmooth-surface range
• Bedrooms: Primary bedroom with private bath and walk-in closet (located on second floor)Second bedroom with shared bath (located on second floor)Third bedroom with shared bath (located on second floor)
• Bathrooms: Two full bathroomsOne half bathroomTwo additional full second-level bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Tankless water heaterSmooth-surface rangeGranite countertops
• Laundry & utility: Washer and dryer located on second floor

Price history

1 event — show timeline

• 2026-05-19 Listed $239,900 Consolidated MLS