715 Miller Tree Way · Columbia, SC 29045

$274,900

3 bd · 2.5 ba · 1,880 sqft · SingleFamily · 123 Days on market

Built 2026 Good condition 4,791 sqft lot Garage $146/sqft · 25% below area Est $364k · 25% under $48/mo HOA · 2% of rent ↓ 7% 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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Schools +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Rainey Plan—an inviting two-story home thoughtfully designed for modern living. The main level features a convenient mudroom off the garage, offering excellent organization with space with benches and cubbies. The open-concept layout connects the kitchen, breakfast area, and family room, creating an easy flow that works well for everyday living and hosting. The kitchen includes a large island and generous pantry, providing both function and storage for all your cooking needs. Upstairs, the primary suite offers a spacious retreat with a tiled shower, dual sinks, and a walk-in closet.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (18.5% below list).
• Recommended offer: $224k (18.5% below list) — sets the bar for 1% rule.

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); 459 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 31% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 123 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $224,023 (18.5% 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. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (median comp): $364,274
• List price: $274,900
• Delta: -24.53%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
341 Cullin Rd N	0.30mi	3/2.0	2,384 (+27%)	7mo	$345,000	$145	53
505 E Peaceful Pines Way	2.09mi	3/2.5	1,854 (-1%)	32mo	$261,445	$141	43
23 Sugar Maple Ct	1.28mi	4/2.0 (+1)	1,861 (-1%)	36mo	$260,000	$140	36
441 Layup Cir	1.09mi	3/2.0	1,620 (-14%)	6mo	$329,900	$204	35
125 Calming Creek Way	2.14mi	3/2.5	1,748 (-7%)	34mo	$305,000	$174	33
25 Sugar Maple Ct	1.30mi	3/2.0	1,720 (-8%)	33mo	$240,000	$140	29
909 Tuxford Trl	1.32mi	3/2.5	2,100 (+12%)	22mo	$278,600	$133	27
1145 Declaration Dr	1.64mi	3/3.0	1,630 (-13%)	33mo	$275,000	$169	21
1276 Independence Dr	1.65mi	3/2.5	1,578 (-16%)	33mo	$252,000	$160	20
4044 Summerland Way	1.99mi	4/2.5 (+1)	2,429 (+29%)	34mo	$375,521	$155	15
1415 Ardennes Dr	1.50mi	2/2.0 (-1)	1,342 (-29%)	34mo	$227,500	$170	13
100 Calming Creek Way	2.07mi	5/3.0 (+2)	2,225 (+18%)	37mo	$310,000	$139	8

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-56,493
• Equity at exit: $40,988

10-year hold

• IRR: -15.4%
• Equity multiple: 0.14×
• Total profit: $-66,283
• Equity at exit: $23,768

Cash invested: $76,972 (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: 49 active · 37 under contract
• Median asking: $278,000 ($152/sqft)
• Median days on market: 54 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: +27.3% 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: 459
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,124/yr
• Insurance: −$115
• HOA: −$48
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-178

Break-even live

Break-even rent $2,466

Max offer price $249,144

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-83	+0% $-178	+5% $-273	+10% $-368
Rent	-10% $-355	-5% $-266	+0% $-178	+5% $-90	+10% $-1
Rate	-1.0pp $-40	-0.5pp $-108	base $-178	+0.5pp $-249	+1.0pp $-322

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: $68,725
• Closing costs: $8,247
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Bails Rd Elgin, SC	3.0	2.0	2176	$2,350	$1.08	51d	1	0.18mi
305 Ollivander Ln Elgin, SC	4.0	2.5	2440	$2,400	$0.98	72d	1	0.57mi
405 Eclipse Ln Elgin, SC	3.0	2.5	1476	$1,950	$1.32	15d	1	0.60mi
409 Eclipse Ln Elgin, SC	4.0	2.5	1726	$2,200	$1.27	15d	1	0.63mi
1054 Crescent Corner Dr Elgin, SC	4.0	2.5	1800	$2,275	$1.26	15d	1	0.63mi
807 N Desert Orchard Ln Elgin, SC	3.0	2.5	1950	$2,300	$1.18	31d	1	0.71mi
751 Jacobs Mill Pond Rd Elgin, SC	2.0–3.0	2.0	1252	$1,685	$1.35	15d	8	1.33mi

Property features AI

Finance

• Other: Directions provided in listing
• HOA & community: Has homeowners association

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public sewer
• Home design: Two-story homeLot is approximately 0.11 acreLot number 4
• Construction: Slab foundation
• Exterior features: Partial brick above foundation exteriorVinyl sidingPaved road accessPublic water

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on second levelSecond bedroom on second levelThird bedroom on second levelWasher/dryer located on second level
• Bathrooms: Two full bathroomsOne half bathroomTwo additional full secondary baths
• Heating & cooling: Central air conditioningGas heating on first levelGas heating on second level
• Interior features: One fireplaceMain-level dining roomMain-level family roomMain-level kitchen
• Laundry & utility: Washer and dryer on second level

Listing history 50 events

1. 2026-08-08
   days on market $274,900 Active 123 DOM
2. 2026-08-07
   days on market $274,900 Active 122 DOM
3. 2026-08-06
   days on market $274,900 Active 121 DOM
4. 2026-08-05
   days on market $274,900 Active 120 DOM
5. 2026-08-04
   days on market $274,900 Active 119 DOM
6. 2026-08-03
   days on market $274,900 Active 118 DOM
7. 2026-07-31
   days on market $274,900 Active 115 DOM
8. 2026-07-30
   days on market $274,900 Active 114 DOM
9. 2026-07-30
   days on market $274,900 Active 113 DOM
10. 2026-07-28
    days on market $274,900 Active 112 DOM
11. 2026-07-26
    days on market $274,900 Active 110 DOM
12. 2026-07-25
    days on market $274,900 Active 109 DOM
13. 2026-07-24
    days on market $274,900 Active 108 DOM
14. 2026-07-23
    days on market $274,900 Active 107 DOM
15. 2026-07-22
    pricedays on market $274,900 Active 106 DOM
16. 2026-07-21
    days on market $279,900 Active 105 DOM
17. 2026-07-18
    days on market $279,900 Active 102 DOM
18. 2026-07-16
    days on market $279,900 Active 100 DOM
19. 2026-07-16
    days on market $279,900 Active 99 DOM
20. 2026-07-14
    days on market $279,900 Active 98 DOM
21. 2026-07-13
    days on market $279,900 Active 97 DOM
22. 2026-07-12
    days on market $279,900 Active 96 DOM
23. 2026-07-11
    days on market $279,900 Active 95 DOM
24. 2026-07-10
    days on market $279,900 Active 94 DOM
25. 2026-07-09
    days on market $279,900 Active 93 DOM
26. 2026-07-07
    days on market $279,900 Active 91 DOM
27. 2026-07-06
    days on market $279,900 Active 90 DOM
28. 2026-07-05
    days on market $279,900 Active 89 DOM
29. 2026-07-03
    days on market $279,900 Active 87 DOM
30. 2026-07-02
    days on market $279,900 Active 86 DOM
31. 2026-07-01
    days on market $279,900 Active 85 DOM
32. 2026-06-30
    days on market $279,900 Active 84 DOM
33. 2026-06-29
    days on market $279,900 Active 83 DOM
34. 2026-06-28
    days on market $279,900 Active 82 DOM
35. 2026-06-28
    days on market $279,900 Active 81 DOM
36. 2026-06-27
    days on market $279,900 Active 80 DOM
37. 2026-06-25
    days on market $279,900 Active 78 DOM
38. 2026-06-23
    days on market $279,900 Active 76 DOM
39. 2026-06-22
    days on market $279,900 Active 75 DOM
40. 2026-06-18
    days on market $279,900 Active 72 DOM
41. 2026-06-17
    days on market $279,900 Active 71 DOM
42. 2026-06-16
    days on market $279,900 Active 70 DOM
43. 2026-06-15
    days on market $279,900 Active 69 DOM
44. 2026-06-14
    days on market $279,900 Active 67 DOM
45. 2026-06-13
    pricedays on market $279,900 Active 66 DOM
46. 2026-06-10
    days on market $284,900 Active 64 DOM
47. 2026-06-09
    days on market $284,900 Active 63 DOM
48. 2026-06-08
    days on market $284,900 Active 62 DOM
49. 2026-06-07
    days on market $284,900 Active 61 DOM
50. 2026-06-05
    days on market $284,900 Active 58 DOM

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

Taxation est. · year 1

• Rental income: $26,883
• − Mortgage interest: −$15,399
• − Property taxes: −$4,124
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − HOA: −$576
• − Depreciation: −$7,997
• Taxable loss: −$6,888
• Est. tax savings @ 24.0%: +$1,653
• After-tax cash flow: $-483/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $9,400–$28,200 screening

This two-story home is in good condition with a modern kitchen and well-maintained exterior. Minor touch-ups and landscaping improvements can further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both HVAC maintenance — A clean and efficient HVAC system improves comfort and energy efficiency. ↑
• Both Window treatments — Adding blinds or curtains can enhance privacy and energy efficiency while adding a personal 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

• Other: Directions provided in listing
• HOA & community: Has homeowners association

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public sewer
• Home design: Two-story homeLot is approximately 0.11 acreLot number 4
• Construction: Slab foundation
• Exterior features: Partial brick above foundation exteriorVinyl sidingPaved road accessPublic water

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on second levelSecond bedroom on second levelThird bedroom on second levelWasher/dryer located on second level
• Bathrooms: Two full bathroomsOne half bathroomTwo additional full secondary baths
• Heating & cooling: Central air conditioningGas heating on first levelGas heating on second level
• Interior features: One fireplaceMain-level dining roomMain-level family roomMain-level kitchen
• Laundry & utility: Washer and dryer on second level

Price history

-6.7% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $279,900 Consolidated MLS
• 2026-05-16 Price Changed $284,900 Consolidated MLS
• 2026-05-07 Price Changed $290,590 Consolidated MLS
• 2026-05-01 Price Changed $289,900 Consolidated MLS
• 2026-04-24 Price Changed $294,405 Consolidated MLS
• 2026-04-17 Price Changed $294,900 Consolidated MLS
• 2026-04-07 Listed $299,900 Consolidated MLS