308 Percival Rd #2005 · Forest Acres, SC 29206-5027

$145,000

3 bd · 2.0 ba · 1,357 sqft · Condo public records · 104 Days on market

Built 1973 $258/mo HOA · 17% of rent

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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 +15.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

PRICE IMPROVEMENT! Completely renovated and move-in ready in the heart of Forest Acres! This stunning 3 bedroom, 2.5 bath condo has been thoughtfully updated from top to bottom with no detail overlooked. Enjoy brand-new flooring, stylish cabinets, beautiful countertops, updated lighting, and fresh paint throughout. The kitchen shines with new appliances, and major systems have already been taken care of with new HVAC and ductwork plus updated plumbing for added peace of mind. The spacious layout offers comfortable living and entertaining space, while the community pool provides the perfect place to relax and unwind. Conveniently located near Fort Jackson and Interstate 77, commuting is a br

Key facts

• Move-in ready
• Renovated
• Community pool

Tags

• RENOVATED
• MOVE-IN READY
• NEW FLOORING
• NEW APPLIANCES
• COMMUNITY POOL
• UPDATED PLUMBING

Property features AI

Finance

• Other: Paved road access
• HOA & community: Community association (includes pool, water, and green areas)

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story property; Vinyl exterior; Has a pool
• Construction: Slab foundation
• Exterior features: Covered front porch; Patio; Privacy wood fence in rear; Community pool

Interior

• Kitchen: Galley kitchen with granite countertops, painted cabinets, and laminate flooring; Built-in range; Dishwasher; Refrigerator; Microwave above stove
• Bedrooms: Master bedroom on second floor with private bath, walk-in closet, and laminate floors; Second bedroom on second floor with shared bath, private closet, and laminate floors; Third bedroom on second floor with shared bath, private closet, and laminate floors
• Flooring: Laminate flooring in bedrooms, living room, and dining areas
• Bathrooms: Two full bathrooms; One half bathroom; One partial bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Smoke detector; Attic with pull-down access; Recessed lighting
• Laundry & utility: Main-level laundry in a closet with electric hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $56 ($673/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: $132k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#39 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: crime D, amenities F, commute 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: Forest Lake Elementary (math 42% / reading 46%, grade F, #239 of 597 statewide, top 41%, 614 students, 70% FRL) — zoned schools average 70% FRL vs 38% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $5k 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 $41k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $145k implies a 530% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is D 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 7.9

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: 9.1%
• Equity multiple: 1.52×
• Total profit: $21,155
• Equity at exit: $65,198

10-year hold

• IRR: 11.6%
• Equity multiple: 2.74×
• Total profit: $70,486
• Equity at exit: $100,478

Cash invested: $40,600 (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 29206-5027

• Active inventory: 1
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$760
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$60
• HOA: −$258
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $56

Break-even live

Break-even rent $1,459

Max offer price $145,000

Occupancy floor 91%

Sensitivity live

Price	-10% $138	-5% $97	+0% $56	+5% $15	+10% $-26
Rent	-10% $-65	-5% $-4	+0% $56	+5% $117	+10% $177
Rate	-1.0pp $129	-0.5pp $93	base $56	+0.5pp $19	+1.0pp $-20

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Percival Rd Columbia, SC	3.0	2.5	1360	$1,395	$1.03	24d	1	0.13mi
202 Partridge Dr Columbia, SC	3.0	2.0	1500	$1,850	$1.23	15d	1	0.20mi
3509 Lake Ave Columbia, SC	1.0–3.0	1.0–2.0	1195	$1,465	$1.23	3d	23	0.59mi
3630 Ranch Rd Unit 3-8 Columbia, SC	2.0	2.0	1400	$1,250	$0.89	24d	1	1.20mi
3611 Ranch Rd Columbia, SC	2.0–3.0	2.0	1400	$1,400	$1.00	4d	3	1.30mi

HOA detail condo

• Monthly dues: $258 · $3,096/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $145,000 Active 104 DOM
2. 2026-06-17
   days on market $145,000 Active 103 DOM
3. 2026-06-16
   days on market $145,000 Active 102 DOM
4. 2026-06-15
   days on market $145,000 Active 101 DOM
5. 2026-06-14
   days on market $145,000 Active 99 DOM
6. 2026-06-13
   days on market $145,000 Active 98 DOM
7. 2026-06-10
   days on market $145,000 Active 96 DOM
8. 2026-06-09
   days on market $145,000 Active 95 DOM
9. 2026-06-08
   days on market $145,000 Active 94 DOM
10. 2026-06-07
    days on market $145,000 Active 93 DOM
11. 2026-06-05
    days on market $145,000 Active 90 DOM
12. 2026-06-03
    days on market $145,000 Active 89 DOM
13. 2026-06-03
    days on market $145,000 Active 88 DOM
14. 2026-06-01
    days on market $145,000 Active 87 DOM
15. 2026-05-31
    days on market $145,000 Active 86 DOM
16. 2026-05-19
    price $145,000
17. 2026-03-06
    listed $150,000 Active
18. 1994-08-11
    soldstatus $23,000

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $885 · $74/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $18,359
• − Mortgage interest: −$8,122
• − Property taxes: −$885
• − Insurance: −$725
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − HOA: −$3,096
• − Depreciation: −$4,218
• Taxable loss: −$1,625
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $1,063/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 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

Livability — Forest Acres

• Score: 73/100
• State rank: #39
• US rank: #5064

Category grades

Amenities F Commute F Cost of living A Crime D Employment A- Housing A+ Health & safety B User ratings B+

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

+530.4% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $145,000 Consolidated MLS
• 2026-03-06 Listed $150,000 Consolidated MLS
• 1994-08-11 Sold (Public Records) $23,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $885 · +2.3% YoY. Source: county tax records.