4401 Windemere Ave · Columbia, SC 29203-5957

$150,000

4 bd · 3.0 ba · 1,890 sqft · SingleFamily public records · 219 Days on market

Built 1947 1.39 ac lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Good opportunity on 1.39 acres. This 4-bedroom, 2.5-bath home has a great rental history and lots of possibilities. ! bedroom with bath and efficiency kitchen has separate entrance offering in-law suite or separate guest suite. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Rental history
• 1.39 acres
• 1.39 acre lot

Tags

• 1.39 ACRES
• RENTAL HISTORY
• POSSIBILITIES TO RENOVATE
• OPPORTUNITY FOR INVESTORS

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl exterior finish; Crawlspace foundation
• Exterior features: Screened front porch; Paved road access

Interior

• Kitchen: Kitchen located on the main level
• Bedrooms: Master bedroom on the main level; Bedroom 2 on the main level; Bedroom 3 on the main level; Bedroom 4 on the main level
• Bathrooms: Two full bathrooms on the main level; One half bathroom on the main level
• Heating & cooling: Central heating; Central cooling
• Interior features: One wood-burning fireplace
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

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: Hyatt Park Elementary (math 8% / reading 8%, grade F, #592 of 597 statewide, top 99%, 393 students, 100% FRL); Eau Claire High (math 22% / reading 84%, grade C-, #139 of 196 statewide, top 71%, 627 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: 1 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $82k; list at $150k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.08% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.49%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.3%
• Equity multiple: 1.99×
• Total profit: $41,397
• Equity at exit: $67,446

10-year hold

• IRR: 18.7%
• Equity multiple: 3.73×
• Total profit: $114,553
• Equity at exit: $103,943

Cash invested: $42,000 (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 29203-5957

• Active inventory: 1
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$787
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $367

Break-even live

Break-even rent $1,152

Max offer price $150,000

Occupancy floor 72%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 Charlton St Columbia, SC	3.0	2.0	1491	$1,500	$1.01	23d	1	0.46mi
2241 Hurst St Columbia, SC	4.0	2.0	1980	$1,595	$0.81	23d	1	0.51mi
3500 Grand St Columbia, SC	3.0	2.0	1300	$2,000	$1.54	14d	1	0.77mi
27 Bethune Ct Columbia, SC	3.0	2.0	1523	$1,625	$1.07	23d	1	0.82mi
5229 Woodbrier St Unit 504 Columbia, SC	3.0	2.5	1360	$1,500	$1.10	23d	1	0.86mi
2928 English Ave Unit NA Columbia, SC	3.0	1.0	1320	$1,590	$1.20	11d	1	1.46mi

Listing history 25 events

1. 2026-06-14
   status $150,000 Pending 219 DOM
2. 2026-06-10
   days on market $150,000 Active 219 DOM
3. 2026-06-09
   days on market $150,000 Active 218 DOM
4. 2026-06-08
   days on market $150,000 Active 217 DOM
5. 2026-06-07
   days on market $150,000 Active 216 DOM
6. 2026-06-03
   days on market $150,000 Active 212 DOM
7. 2026-06-03
   days on market $150,000 Active 211 DOM
8. 2026-06-01
   days on market $150,000 Active 210 DOM
9. 2026-05-31
   days on market $150,000 Active 209 DOM
10. 2026-04-22
    status Active
11. 2026-04-08
    historical Active - Contingent
12. 2026-02-28
    status Active
13. 2026-02-28
    status Pending
14. 2026-02-13
    historical Active - Contingent
15. 2025-11-20
    price $150,000
16. 2025-11-19
    status Active
17. 2025-11-09
    price $130,000
18. 2025-11-08
    status Active
19. 2025-11-04
    status Pending
20. 2025-10-20
    historical Active - Contingent
21. 2025-10-19
    listed $125,000 Active
22. 2024-02-22
    historical $2,100
23. 2024-02-17
    listed $2,100
24. 2008-12-30
    soldstatus $82,000
25. 1999-11-02
    soldstatus $68,500

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$120/yr (+$10/mo · 16.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $19,404
• − Mortgage interest: −$8,402
• − Property taxes: −$735
• − Insurance: −$750
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,364
• Taxable income: $2,049
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,913/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+119.0% since first listed

16 events — show timeline

• 2026-04-22 Relisted — Consolidated MLS
• 2026-04-08 Contingent — Consolidated MLS
• 2026-02-28 Relisted — Consolidated MLS
• 2026-02-28 Pending — Consolidated MLS
• 2026-02-13 Contingent — Consolidated MLS
• 2025-11-20 Price Changed $150,000 Consolidated MLS
• 2025-11-19 Relisted — Consolidated MLS
• 2025-11-09 Price Changed $130,000 Consolidated MLS
• 2025-11-08 Relisted — Consolidated MLS
• 2025-11-04 Pending — Consolidated MLS
• 2025-10-20 Contingent — Consolidated MLS
• 2025-10-19 Listed $125,000 Consolidated MLS
• 2024-02-22 Rental Removed $2,100 RENTLY
• 2024-02-17 Listed for Rent $2,100 RENTLY
• 2008-12-30 Sold (Public Records) $82,000 Public Records
• 1999-11-02 Sold (Public Records) $68,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $735 · +2.1% YoY. Source: county tax records.