1113.5 Olympia Ave Unit A & B · Olympia, SC 29201-4393

$225,000

4 bd · 2.0 ba · 1,582 sqft · Condo · 73 Days on market

Built 1969

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Duplex Opportunity Near Williams-Brice Stadium – Prime Columbia Location!Don’t miss this excellent opportunity to own a duplex in one of Columbia’s most desirable areas! Located at 1113 1/2 Olympia Ave, this income-producing property features:One 2-bedroom unitOne 3-bedroom unit. Situat in the sought-after Olympia neighborhood, this property is within walking distance of Williams-Brice Stadium, the South Carolina State Fairgrounds, and Beckham Field. Its prime location makes it ideal for long-term rentals, game-day stays, or owner-occupants looking to generate additional income. Located in Columbia—often referred to as the “Capital of Southern Hospitality&rdquo

Key facts

• Near beckham field
• 4 parking spots
• Built 1969

Tags

• NEAR BECKHAM FIELD

Property features AI

Finance

• Other: Pest control paid by tenant

Exterior

• Parking: Off-street parking; Four parking spaces
• Utilities: Public water; Public sewer; Gas paid by tenant; Electricity paid by tenant; Sewer paid by tenant; Trash service paid by owner; Cable paid by tenant
• Home design: Single-story property; Two residential units
• Construction: Slab foundation
• Exterior features: Block exterior; Paved road access; Lawn maintenance handled by tenant

Interior

• Bedrooms: Unit A: 2 bedrooms; Unit B: 3 bedrooms
• Bathrooms: Unit A: 1 full bathroom; Unit B: 1 full bathroom; Building total: 2 full bathrooms
• Heating & cooling: Wall unit cooling; Electric heating and other heating (see remarks); Heating paid by tenant
• Interior features: Two-unit building (Unit A and Unit B); Total heated area approximately 1,582

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: A. C. Moore Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 204 students, 100% FRL); Dreher High (math 47% / reading 92%, grade B, #60 of 196 statewide, top 32%, 1,150 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 60% at this address vs 31% district-wide (+28 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: 1 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $8k of equity ($2k loan paydown + $7k 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 $63k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 73 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 14950% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.33% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.42%
• DSCR: 1.69
• GRM: 6.3

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: 22.0%
• Equity multiple: 2.25×
• Total profit: $78,711
• Equity at exit: $101,170

10-year hold

• IRR: 23.0%
• Equity multiple: 4.30×
• Total profit: $208,039
• Equity at exit: $155,915

Cash invested: $63,000 (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 29201-4393

• Active inventory: 1
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,993 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $810

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 68%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 Georgia St Columbia, SC	4.0	2.0	2160	$3,500	$1.62	18d	1	0.11mi
126 Lincoln St Unit 126 Columbia, SC	3.0	2.5	1750	$2,800	$1.60	14d	1	0.34mi
840 Ohio St Unit 840 Columbia, SC	3.0	2.0	1235	$2,350	$1.90	2d	1	0.39mi
1120 Virginia St Unit 112014-A Columbia, SC	4.0	4.5	1900	$4,280	$2.25	23d	1	0.40mi
919 Catawba St Columbia, SC	3.0	3.0	1334	$1,100	$0.82	23d	1	0.52mi
123 S Pickens St Columbia, SC	3.0	2.0	2000	$2,900	$1.45	23d	1	0.90mi
147 S Pickens St Unit 147 Columbia, SC	3.0	1.0	1302	$1,950	$1.50	23d	1	0.93mi
1110 Slann Dr Cayce, SC	5.0	3.0	1904	$3,749	$1.97	23d	1	1.01mi
127 Rosewood Hills Dr Columbia, SC	3.0	2.5	1475	$2,900	$1.97	14d	1	1.05mi
500 S Bull St Columbia, SC	4.0	2.5	1677	$3,400	$2.03	23d	1	1.06mi
405 S Edisto Ave Columbia, SC	3.0	1.0	1450	$2,200	$1.52	23d	1	1.30mi
611 Lady St Unit b Columbia, SC	3.0	2.5	1600	$2,200	$1.38	23d	1	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-04-29
   status Pending
2. 2026-03-05
   status Active
3. 2026-02-20
   status Active
4. 2026-02-17
   listed $1,495
5. 2026-02-04
   status Pending
6. 2026-01-30
   listed $225,000 Active
7. 2025-05-31
   historical $1,495
8. 2025-05-06
   listed $1,495
9. 2024-05-23
   historical $1,300
10. 2024-04-10
    listed $1,300

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $35,916
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,873
• − Management: −$2,873
• − Depreciation: −$6,545
• Taxable income: $6,521
• Est. tax owed @ 24.0%: −$1,565
• After-tax cash flow: $8,150/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 — Olympia

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Olympia, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

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

+15.0% since first listed

10 events — show timeline

• 2026-04-29 Pending — Consolidated MLS
• 2026-03-05 Relisted — Consolidated MLS
• 2026-02-20 Relisted — Consolidated MLS
• 2026-02-17 Listed for Rent $1,495 APPFOLIO
• 2026-02-04 Pending — Consolidated MLS
• 2026-01-30 Listed $225,000 Consolidated MLS
• 2025-05-31 Rental Removed $1,495 APPFOLIO
• 2025-05-06 Listed for Rent $1,495 APPFOLIO
• 2024-05-23 Rental Removed $1,300 APPFOLIO
• 2024-04-10 Listed for Rent $1,300 APPFOLIO