2144 Georgia Elam Ln · Columbia, SC 29204

$174,900

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 15 Days on market

Built 2006 4,356 sqft lot Est $204k · 14% 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 +20.3/30.0
• ARV discount +13.8/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience contemporary comfort in this well-maintained 3-bedroom, 2-bathroom home built in 2006. Spanning over 1,400 square feet, the interior features a practical layout with an attached garage and a combination of carpet, laminate, and vinyl flooring throughout. The residence offers a low-maintenance lifestyle on a compact 0.10-acre lot, ideal for those seeking a manageable outdoor space. Strategically located in the heart of Columbia, the property is just minutes from the essential services of Benedict College, the Providence Health medical campus, and the popular Five Points entertainment district. Commuters will benefit from easy access to SC-277 and I-77, providing a swift route to F

Key facts

• Easy access
• Practical layout
• Well maintained

Tags

• WELL MAINTAINED
• PRACTICAL LAYOUT
• LOW MAINTENANCE LIFESTYLE
• MANAGEABLE OUTDOOR SPACE
• STRATEGICALLY LOCATED
• EASY ACCESS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access; Approximately 0.1 acre lot

Interior

• Bedrooms: Master bedroom on the second level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Central heating and central air

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Carver-Lyon Elementary (math 27% / reading 27%, grade F, #421 of 597 statewide, top 73%, 387 students, 100% FRL); C. A. Johnson High (math 34% / reading 84%, grade C+, #110 of 196 statewide, top 58%, 364 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 43% at this address vs 31% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Richland 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 116 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 42% of the median local income ($50k/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 $5k 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 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $175k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $172,276 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $203,580
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 Richland St	0.41mi	3/2.0	1,210 (-14%)	14mo	$175,000	$145	46

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-10,988
• Equity at exit: $26,078

10-year hold

• IRR: 5.6%
• Equity multiple: 1.45×
• Total profit: $22,078
• Equity at exit: $15,122

Cash invested: $48,972 (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 29204

• Home prices YoY: -34.9%
• Rents YoY: 4.7%
• Active inventory: 116
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$917
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $223

Break-even live

Break-even rent $1,487

Max offer price $174,900

Occupancy floor 82%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2511 Chestnut St Columbia, SC	2.0	1.0	928	$1,300	$1.40	14d	1	0.50mi
3419 Piedmont Ave Columbia, SC	3.0	1.0	1100	$1,195	$1.09	23d	1	0.68mi
3500 Grand St Columbia, SC	3.0	2.0	1300	$2,000	$1.54	14d	1	0.86mi
1840 Hampton St Unit 3 Columbia, SC	4.0	2.0	1514	$1,895	$1.25	23d	1	0.88mi
1840 Hampton St Unit 1 Columbia, SC	4.0	2.0	1056	$1,795	$1.70	23d	1	0.88mi
1318 House St Columbia, SC	4.0	4.0	1500	$2,900	$1.93	23d	2	0.96mi
27 Bethune Ct Columbia, SC	3.0	2.0	1523	$1,625	$1.07	23d	1	1.19mi
1121 Zeigler St Unit B Columbia, SC	3.0	2.5	1550	$3,300	$2.13	21d	1	1.19mi
2308 Manse St Columbia, SC	3.0	1.0	999	$1,300	$1.30	14d	1	1.19mi
2834 Keats St Columbia, SC	3.0	2.0	921	$2,250	$2.44	14d	1	1.21mi
1018 Laurens St Columbia, SC	3.0	1.0	1500	$2,700	$1.80	23d	1	1.22mi
2617 River Dr Columbia, SC	2.0–3.0	1.0–2.0	1038	$993	$0.96	14d	2	1.22mi
2347 Stark St Columbia, SC	2.0	1.0	876	$1,100	$1.26	23d	1	1.26mi
1003 Elmwood Ave Columbia, SC	1.0–2.0	1.0–2.0	937	$1,649	$1.76	11d	4	1.28mi
2928 English Ave Unit NA Columbia, SC	3.0	1.0	1320	$1,590	$1.20	11d	1	1.32mi
2229 Greene St Columbia, SC	3.0	2.0	1050	$1,695	$1.61	19d	1	1.36mi
1520 Senate St Columbia, SC	2.0	1.5	1045	$2,300	$2.20	23d	1	1.40mi
1319 Hendrix St Columbia, SC	2.0	1.0	900	$1,050	$1.17	23d	1	1.42mi
3015 English Ave Columbia, SC	2.0	1.0	981	$1,250	$1.27	11d	1	1.44mi
1155 Lady St Columbia, SC	2.0	1.0–2.0	687	$2,300	$3.35	14d	8	1.46mi
2002 Greene St Columbia, SC	2.0	1.0–2.0	795	$1,325	$1.67	14d	1	1.49mi

Listing history 7 events

1. 2026-05-31
   status $174,900 Pending 15 DOM
2. 2026-05-15
   listed $174,900 Active
3. 2015-01-12
   soldstatus $80,000
4. 2015-01-08
   soldstatus $80,000
5. 2014-12-26
   listed $80,000
6. 2011-08-29
   soldstatus $80,000
7. 2006-12-04
   soldstatus $108,453

ⓘ 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: $2,216 · $185/mo
• Projected year-2 tax: $2,216 · $185/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $21,234
• − Mortgage interest: −$9,797
• − Property taxes: −$2,216
• − Insurance: −$874
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$5,088
• Taxable loss: −$139
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $2,711/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
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 18,159
• Household income: $50,189
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1045.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 48% White 44% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 2% Tagalog/Filipino 1% Arabic 1%

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: ▼ -104.76%
• Current HPI: 195.2246
• Rent YoY: ▲ 4.73%
• 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

+61.3% since first listed

6 events — show timeline

• 2026-05-15 Listed $174,900 Consolidated MLS
• 2015-01-12 Sold (Public Records) $80,000 Public Records
• 2015-01-08 Sold (MLS) $80,000 Charleston Trident MLS
• 2014-12-26 Listed $80,000 Charleston Trident MLS
• 2011-08-29 Sold (Public Records) $80,000 Public Records
• 2006-12-04 Sold (Public Records) $108,453 Public Records

Property tax history

+11.7%/yr

Latest (2025): $2,216 · +2.1% YoY. Source: county tax records.