1469 Lower Richland Blvd · Columbia, SC 29061-8629

$185,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 95 Days on market

Built 1990 9,583 sqft lot Est $239k · 23% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step inside this beautifully renovated 3-bed, 2-bath open-concept home at 1469 Lower Richland Blvd. Almost every inch has been updated. Enjoy a brand new kitchen with new cabinets, granite countertops, and new appliances, plus a newHVAC system with new ductwork for year-round comfort. The home features all new flooring, new bathroom vanities, updated plumbing fixtures, and modern lighting throughout. Fresh paint inside and out, new exterior doors, and refreshedlandscaping complete the transformation. Close access to Fort Jackson and Shaw AFB. Modern style meets move-in ready convenience. Unpack and make it your own! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors

Key facts

• Brand new kitchen
• New ductwork
• New cabinets

Tags

• BRAND NEW KITCHEN
• NEW CABINETS
• GRANITE COUNTERTOPS
• NEW APPLIANCES
• NEW HVAC SYSTEM
• NEW DUCTWORK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 $169k (8.6% below list).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 1 active listings in the ZIP; 10 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).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k 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 $52k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $86k; list at $185k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.91% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $239,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Gatlin Dr	0.12mi	3/2.0	1,296 (-5%)	24mo	$200,000	$154	66
250 Saskatoon Dr	0.59mi	3/2.5	1,307 (-4%)	22mo	$228,530	$175	45

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: 12.0%
• Equity multiple: 1.69×
• Total profit: $35,587
• Equity at exit: $83,184

10-year hold

• IRR: 14.1%
• Equity multiple: 3.08×
• Total profit: $107,885
• Equity at exit: $128,196

Cash invested: $51,800 (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 →

ZIP-level market 29061-8629

• Active inventory: 1
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$970
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $210

Break-even live

Break-even rent $1,426

Max offer price $185,000

Occupancy floor 83%

Sensitivity live

Price	-10% $315	-5% $262	+0% $210	+5% $158	+10% $105
Rent	-10% $76	-5% $143	+0% $210	+5% $277	+10% $344
Rate	-1.0pp $303	-0.5pp $257	base $210	+0.5pp $162	+1.0pp $113

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.74mi
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	24d	1	0.82mi
429 Mockernut Ln Columbia, SC	3.0	1.0	1010	$1,250	$1.24	24d	1	0.86mi
331 Crooked Pine Ct Columbia, SC	4.0	2.5	1775	$2,133	$1.20	19d	1	1.00mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	24d	1	1.05mi
302 Crooked Pine Ct Columbia, SC	3.0	2.0	1399	$1,883	$1.35	24d	1	1.17mi
305 Shoreditch Dr Columbia, SC	3.0	1.5	1378	$1,586	$1.15	19d	1	1.18mi
313 Shoreditch Dr Columbia, SC	3.0	1.5	1056	$1,775	$1.68	24d	1	1.21mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	15d	1	1.30mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	15d	1	1.33mi

Listing history 15 events

1. 2026-06-18
   days on market $185,000 Active 95 DOM
2. 2026-06-17
   days on market $185,000 Active 94 DOM
3. 2026-06-16
   days on market $185,000 Active 93 DOM
4. 2026-06-15
   days on market $185,000 Active 92 DOM
5. 2026-06-14
   days on market $185,000 Active 90 DOM
6. 2026-06-10
   days on market $185,000 Active 87 DOM
7. 2026-06-09
   days on market $185,000 Active 86 DOM
8. 2026-06-09
   status $185,000 Active 85 DOM
9. 2026-04-23
   status Pending
10. 2026-03-19
    price $185,000
11. 2026-02-26
    price $192,500
12. 2026-01-26
    listed $197,500 Active
13. 2025-05-12
    soldstatus $85,500
14. 1999-09-28
    soldstatus $69,900
15. 1990-03-02
    soldstatus $57,000

ⓘ 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: $949 · $79/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$106/yr (+$9/mo · 11.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $20,297
• − Mortgage interest: −$10,363
• − Property taxes: −$949
• − Insurance: −$925
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$5,382
• Taxable loss: −$569
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $2,655/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

No demographic data for this ZIP.

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

+224.6% since first listed

7 events — show timeline

• 2026-04-23 Pending — Consolidated MLS
• 2026-03-19 Price Changed $185,000 Consolidated MLS
• 2026-02-26 Price Changed $192,500 Consolidated MLS
• 2026-01-26 Listed $197,500 Consolidated MLS
• 2025-05-12 Sold (Public Records) $85,500 Public Records
• 1999-09-28 Sold (Public Records) $69,900 Public Records
• 1990-03-02 Sold (Public Records) $57,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $949 · +4.1% YoY. Source: county tax records.