3630 Ranch Rd Unit 16-8 · Forest Acres, SC 29206

$73,000

2 bd · 2.0 ba · 1,268 sqft · Condo public records · 28 Days on market

Built 1971 $275/mo HOA · 21% 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 +23.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This condo is an excellent investment property, currently generating $895 per month. Tenant is month to month. With rents below market value, there is room for future rental growth. Key updates include a new roof and dishwasher (2025) and a new HVAC System (2026). Centrally located near Fort Jackson, shopping, and dining, this unit offers an ideal location with seamless interstate access. Additional pictures and videos are available upon request. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Centrally located
• New dishwasher
• New roof

Tags

• NEW ROOF
• NEW DISHWASHER
• NEW HVAC SYSTEM
• CENTRALLY LOCATED
• SEAMLESS INTERSTATE ACCESS

Property features AI

Finance

• Other: Directions: Enter from Northshore Rd onto Willow Ridge Rd. Drive straight to the end to Building 16. Unit 8 is on the right side on the upper level.
• HOA & community: Association present; Association maintains common areas, exterior, front yard, sidewalks, street lights and green areas

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story unit
• Construction: Slab foundation
• Exterior features: Covered back porch; Paved road access; Brick exterior above foundation

Interior

• Kitchen: Pantry; Solid surface countertops; Painted cabinets; Luxury vinyl plank flooring; Dishwasher; Refrigerator; Free-standing range
• Bedrooms: Main-level master bedroom with private bath, tub/shower, ceiling fan and private closet; Main-level second bedroom with shared bath, ceiling fan, private closet and engineered hardwood floors
• Flooring: Engineered hardwood in great room, formal dining and bedroom 2; Luxury vinyl plank in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Great room with engineered hardwood floors; Formal dining room with engineered hardwood floors; Cable TV available
• Laundry & utility: Main-level utility room (unheated) for laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $73k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $72k (1.5% 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: Rents rising fast (+4.8%/yr); 114 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent is only 17% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $505 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; HOA is 21% of rent.
• Climate carrying-cost: major wind risk, 67% 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 $71,905 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.80% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-590
• Equity at exit: $10,885

10-year hold

• IRR: 11.9%
• Equity multiple: 2.07×
• Total profit: $21,865
• Equity at exit: $6,312

Cash invested: $20,440 (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

• Rents YoY: 4.8%
• Active inventory: 114
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$383
• Tax from tax record: −$213 /mo · $2,555/yr
• Insurance: −$30
• HOA: −$275
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $134

Break-even live

Break-even rent $1,141

Max offer price $73,000

Occupancy floor 85%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3630 Ranch Rd Unit 3-8 Columbia, SC	2.0	2.0	1400	$1,250	$0.89	23d	1	0.03mi
3611 Ranch Rd Columbia, SC	2.0–3.0	2.0	1400	$1,250	$0.89	3d	3	0.10mi
1930 Greenoaks Rd Unit A Columbia, SC	2.0	1.5	900	$1,175	$1.31	11d	1	0.46mi
1633 Overhill Rd Columbia, SC	3.0	1.5	1052	$1,661	$1.58	23d	1	0.55mi
2102 Long Shadow Ln Columbia, SC	2.0	1.5	1150	$1,300	$1.13	3d	1	0.61mi
3509 Lake Ave Columbia, SC	1.0–3.0	1.0–2.0	1195	$1,245	$1.04	2d	23	0.63mi
1741 Springfield Ave Columbia, SC	3.0	1.0	1582	$930	$0.59	11d	1	0.76mi
1630 Edgemore Rd Unit 1 Columbia, SC	3.0	2.0	1225	$1,650	$1.35	23d	1	0.76mi
7006 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.0	1090	$1,122	$1.03	11d	7	0.81mi
308 Percival Rd Columbia, SC	3.0	2.5	1360	$1,395	$1.03	23d	1	1.07mi
202 Partridge Dr Columbia, SC	3.0	2.0	1500	$1,850	$1.23	14d	1	1.09mi
7501 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.5	1097	$1,074	$0.98	23d	1	1.10mi
300 Meredith Sq Columbia, SC	2.0–3.0	2.0–2.5	1258	$1,299	$1.03	23d	1	1.17mi
6905 Cleaton Rd Columbia, SC	3.0	2.5–3.0	1546	$1,925	$1.25	23d	3	1.27mi
7502 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	875	$1,292	$1.48	23d	1	1.31mi
7502 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.0	825	$1,305	$1.58	3d	22	1.31mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,040	$0.96	23d	1	1.32mi
7602 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.5	950	$1,295	$1.36	23d	2	1.32mi
7602 Hunt Club Rd Unit I-104 Columbia, SC	2.0	2.5	1200	$1,295	$1.08	18d	1	1.33mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $73,000 Active 28 DOM
2. 2026-06-17
   days on market $73,000 Active 27 DOM
3. 2026-06-16
   days on market $73,000 Active 26 DOM
4. 2026-06-15
   days on market $73,000 Active 25 DOM
5. 2026-06-14
   days on market $73,000 Active 23 DOM
6. 2026-06-13
   days on market $73,000 Active 22 DOM
7. 2026-06-10
   days on market $73,000 Active 20 DOM
8. 2026-06-09
   days on market $73,000 Active 19 DOM
9. 2026-06-08
   days on market $73,000 Active 18 DOM
10. 2026-06-07
    days on market $73,000 Active 17 DOM
11. 2026-06-05
    days on market $73,000 Active 14 DOM
12. 2026-06-03
    days on market $73,000 Active 13 DOM
13. 2026-06-03
    days on market $73,000 Active 12 DOM
14. 2026-06-01
    days on market $73,000 Active 11 DOM
15. 2026-05-31
    days on market $73,000 Active 10 DOM
16. 2026-05-21
    listed $73,000 Active
17. 2026-04-18
    status Pending
18. 2026-04-03
    historical Active - Contingent
19. 2026-03-28
    price $75,000
20. 2026-02-06
    listed $79,000 Active
21. 2024-04-10
    historical $1,095
22. 2024-04-02
    price $1,095
23. 2024-03-24
    price $1,195
24. 2024-03-13
    listed $1,295
25. 2023-09-08
    soldstatus $79,000
26. 2020-09-08
    soldstatus $30,000
27. 2020-08-19
    historical
28. 2020-07-01
    listed $30,000 Active
29. 1982-09-01
    soldstatus $50,000

ⓘ 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: $2,555 · $213/mo
• Projected year-2 tax: $2,555 · $213/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 67% 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: $15,730
• − Mortgage interest: −$4,089
• − Property taxes: −$2,555
• − Insurance: −$365
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − HOA: −$3,300
• − Depreciation: −$2,124
• Taxable income: $780
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $1,425/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

• County: Richland County · 389,530 people
• City population: 20,054
• Metro: Columbia, SC
• Population (ZIP): 19,759
• Household income: $91,847
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 697.0

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 White (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 5% Serbian 4% Slovak 4%
• Foreign-born: 3% · Canada, Guatemala, South Korea
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -325.76%
• Current HPI: 224.5418
• Rent YoY: ▲ 4.80%
• 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

+46.0% since first listed

14 events — show timeline

• 2026-05-21 Listed $73,000 Consolidated MLS
• 2026-04-18 Pending — Consolidated MLS
• 2026-04-03 Contingent — Consolidated MLS
• 2026-03-28 Price Changed $75,000 Consolidated MLS
• 2026-02-06 Listed $79,000 Consolidated MLS
• 2024-04-10 Rental Removed $1,095 APPFOLIO
• 2024-04-02 Price Changed $1,095 APPFOLIO
• 2024-03-24 Price Changed $1,195 APPFOLIO
• 2024-03-13 Listed for Rent $1,295 APPFOLIO
• 2023-09-08 Sold (Public Records) $79,000 Public Records
• 2020-09-08 Sold (Public Records) $30,000 Public Records
• 2020-08-19 Delisted — Consolidated MLS
• 2020-07-01 Listed $30,000 Consolidated MLS
• 1982-09-01 Sold (Public Records) $50,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,555 · +2.1% YoY. Source: county tax records.