329 Quail Hills Dr · Columbia, SC 29061

$192,999

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 205 Days on market

Built 1975 0.27 ac lot Est $228k · 16% under

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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 +24.5/30.0
• ARV discount +14.5/15.0
• DSCR +7.9/10.0
• 1% rule +5.5/10.0
• 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

Welcome to your Nexthome! This all-brick 1700+ square foot single story home features a traditional layout with a spacious great room, den, 3 oversized bedrooms, 2 baths and a one car garage. The interior boasts new luxury vinyl plank flooring, fixtures and has been freshly painted. Enjoy your large fenced in back yard from the comfort of an oversized screened in porch. This property is just minutes from Fort Jackson, McEntire ANG, shopping, dining, and major routes, making commuting a breeze. Priced to sell, don't miss your chance to make this your new home-schedule your viewing today. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• All brick
• Minutes from dining
• 0.27 acre lot

Tags

• ALL BRICK
• OVERSIZED SCREENED IN PORCH
• LARGE FENCED IN BACK YARD
• MINUTES FROM FORT JACKSON
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

Property features AI

Exterior

• Parking: Attached garage (1 car); Four parking spaces total
• Utilities: Public water; Public sewer
• Home design: Brick all around above foundation; Crawlspace foundation; Paved road access
• Construction: Brick exterior above foundation; Crawlspace foundation
• Exterior features: Covered back porch; Screened back porch; Rear chain-link fence

Interior

• Kitchen: Formica countertops; Painted cabinets; Smooth-surface range
• Bedrooms: Main-level master bedroom with private bath and luxury vinyl plank flooring; Main-level second bedroom with private closet and luxury vinyl plank flooring; Main-level third bedroom with private closet, shared bath and luxury vinyl plank flooring
• Flooring: Luxury vinyl plank throughout
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: French doors in the great room; Ceiling fans in great room, master and additional bedrooms; Mud room; Heated laundry space; Formica countertops and painted cabinets in the kitchen
• Laundry & utility: Washer and dryer included; Laundry on the main level in a heated mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $170k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Caughman Road Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 707 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: 335 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 40% 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 $6k 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 205 days — a 12% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $193k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $169,839 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 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 1975 — 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: 1.05% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $228,464
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Purple Heron Way	0.67mi	3/2.5	1,883 (+8%)	16mo	$247,290	$131	40

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-6,102
• Equity at exit: $28,777

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $26,954
• Equity at exit: $16,687

Cash invested: $54,040 (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: 335
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,018 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $396

Break-even live

Break-even rent $1,517

Max offer price $192,999

Occupancy floor 75%

Sensitivity live

Price	-10% $505	-5% $451	+0% $396	+5% $341	+10% $287
Rent	-10% $237	-5% $316	+0% $396	+5% $476	+10% $556
Rate	-1.0pp $493	-0.5pp $445	base $396	+0.5pp $346	+1.0pp $295

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	24d	1	0.57mi
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	24d	1	0.78mi
706 Common Widgeon WAY Hopkins, SC	4.0	2.5	2157	$2,430	$1.13	15d	1	0.85mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	15d	1	0.88mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	15d	1	0.91mi
352 Sandbach Rd Columbia, SC	4.0	2.5	1976	$2,300	$1.16	15d	1	0.91mi
331 Crooked Pine Ct Columbia, SC	4.0	2.5	1775	$2,133	$1.20	20d	1	1.01mi
305 Shoreditch Dr Columbia, SC	3.0	1.5	1378	$1,586	$1.15	20d	1	1.06mi
313 Shoreditch Dr Columbia, SC	3.0	1.5	1056	$1,775	$1.68	24d	1	1.09mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	15d	1	1.15mi
302 Crooked Pine Ct Columbia, SC	3.0	2.0	1399	$1,883	$1.35	24d	1	1.15mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	15d	1	1.39mi

Listing history 13 events

1. 2026-04-29
   status Pending
2. 2026-04-15
   price $192,999
3. 2026-04-15
   status Active
4. 2026-03-23
   historical Active - Contingent
5. 2026-02-04
   status Active
6. 2026-02-04
   status Pending
7. 2026-01-20
   historical Active - Contingent
8. 2026-01-15
   price $199,999
9. 2025-11-14
   price $209,990
10. 2025-10-04
    listed $214,990 Active
11. 2018-06-14
    soldstatus $115,000
12. 2007-01-03
    soldstatus $107,000
13. 1993-10-06
    soldstatus $66,500

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $1,271 · $106/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 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: $24,220
• − Mortgage interest: −$10,811
• − Property taxes: −$1,271
• − Insurance: −$965
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$5,615
• Taxable income: $1,684
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $4,349/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: 335,994
• 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

+190.2% since first listed

13 events — show timeline

• 2026-04-29 Pending — Consolidated MLS
• 2026-04-15 Price Changed $192,999 Consolidated MLS
• 2026-04-15 Relisted — Consolidated MLS
• 2026-03-23 Contingent — Consolidated MLS
• 2026-02-04 Relisted — Consolidated MLS
• 2026-02-04 Pending — Consolidated MLS
• 2026-01-20 Contingent — Consolidated MLS
• 2026-01-15 Price Changed $199,999 Consolidated MLS
• 2025-11-14 Price Changed $209,990 Consolidated MLS
• 2025-10-04 Listed $214,990 Consolidated MLS
• 2018-06-14 Sold (Public Records) $115,000 Public Records
• 2007-01-03 Sold (Public Records) $107,000 Public Records
• 1993-10-06 Sold (Public Records) $66,500 Public Records

Property tax history

-4.5%/yr

Latest (2025): $1,271 · +4.3% YoY. Source: county tax records.