121 Gatlin Dr · Columbia, SC 29061

$144,900

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 84 Days on market

Built 1982 8,712 sqft lot Est $209k · 31% under

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Why this score? — see what drove the B- 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +7.4/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent Investment Opportunity! Add this solid 3BR/1BA rental or flip to your portfolio. Located in the established Swandale subdivision, this 1,196 sq ft home sits on a low-maintenance lot with a concrete block foundation and a durable composition roof. The area sees strong rental demand due to its proximity to major military installations and downtown Columbia. With a little sweat equity, this property is poised for significant value appreciation. Being sold as-is—don't miss out on one of the most competitively priced 3-bedroom homes in the 29061 zip code! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Strong rental demand
• Swandale subdivision
• Low maintenance lot

Tags

• SWANDALE SUBDIVISION
• LOW MAINTENANCE LOT
• CONCRETE BLOCK FOUNDATION
• COMPOSITION ROOF
• STRONG RENTAL DEMAND
• PROXIMITY TO DOWNTOWN COLUMBIA

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior

Interior

• Kitchen: Dishwasher; Refrigerator; Free-standing range; Countertops: other
• Bedrooms: Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Free-standing range; Countertops: other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Horrell Hill Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 562 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 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: 328 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 36% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $4k 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 84 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $145k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 74% 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 $136,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.24% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $209,300
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Gatlin Dr	0.04mi	3/2.0	1,296 (+8%)	24mo	$200,000	$154	60
250 Saskatoon Dr	0.61mi	3/2.5	1,307 (+9%)	22mo	$228,530	$175	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,044
• Equity at exit: $21,605

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $19,649
• Equity at exit: $12,528

Cash invested: $40,572 (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 29061

• Home prices YoY: -22.8%
• Active inventory: 328
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$760
• Tax from tax record: −$313 /mo · $3,759/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $288

Break-even live

Break-even rent $1,435

Max offer price $144,900

Occupancy floor 79%

Sensitivity live

Price	-10% $370	-5% $329	+0% $288	+5% $247	+10% $206
Rent	-10% $146	-5% $217	+0% $288	+5% $359	+10% $430
Rate	-1.0pp $361	-0.5pp $325	base $288	+0.5pp $250	+1.0pp $212

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Shagbark Ave Columbia, SC	3.0	1.0	1000	$1,295	$1.29	19d	1	0.76mi
429 Mockernut Ln Columbia, SC	3.0	1.0	1010	$1,250	$1.24	24d	1	0.87mi
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	24d	1	0.89mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	24d	1	1.06mi
302 Crooked Pine Ct Columbia, SC	3.0	2.0	1399	$1,883	$1.35	24d	1	1.24mi
305 Shoreditch Dr Columbia, SC	3.0	1.5	1378	$1,586	$1.15	19d	1	1.25mi
313 Shoreditch Dr Columbia, SC	3.0	1.5	1056	$1,775	$1.68	24d	1	1.27mi

Listing history 18 events

1. 2026-06-18
   days on market $144,900 Active 84 DOM
2. 2026-06-17
   days on market $144,900 Active 83 DOM
3. 2026-06-16
   days on market $144,900 Active 82 DOM
4. 2026-06-15
   pricedays on market $144,900 Active 81 DOM
5. 2026-06-14
   days on market $154,900 Active 79 DOM
6. 2026-06-10
   days on market $154,900 Active 76 DOM
7. 2026-06-09
   days on market $154,900 Active 75 DOM
8. 2026-06-08
   days on market $154,900 Active 74 DOM
9. 2026-06-07
   days on market $154,900 Active 73 DOM
10. 2026-06-03
    days on market $154,900 Active 69 DOM
11. 2026-06-03
    days on market $154,900 Active 68 DOM
12. 2026-06-01
    days on market $154,900 Active 67 DOM
13. 2026-05-31
    days on market $154,900 Active 66 DOM
14. 2026-05-15
    price $159,900
15. 2026-04-25
    price $164,900
16. 2026-03-27
    price $169,900
17. 2026-03-26
    listed $169,900,000 Active
18. 2022-03-04
    soldstatus $78,000

ⓘ 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: $3,759 · $313/mo
• Projected year-2 tax: $3,759 · $313/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $21,589
• − Mortgage interest: −$8,117
• − Property taxes: −$3,759
• − Insurance: −$724
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$4,215
• Taxable income: $1,319
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $3,137/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

• County: Richland County · 389,530 people
• City population: 12,538
• Metro: Columbia, SC
• Population (ZIP): 12,538
• Household income: $60,307
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 236.0

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 Black (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -57.44%
• Current HPI: 194.8986
• Rent YoY: —
• 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

+105.0% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $159,900 Consolidated MLS
• 2026-04-25 Price Changed $164,900 Consolidated MLS
• 2026-03-27 Price Changed $169,900 Consolidated MLS
• 2026-03-26 Listed $169,900,000 Consolidated MLS
• 2022-03-04 Sold (Public Records) $78,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $3,759 · +2.5% YoY. Source: county tax records.