4137 Shorecrest Dr · Columbia, SC 29209

$109,900

3 bd · 2.0 ba · 1,154 sqft · SingleFamily public records · 31 Days on market

Built 1971 8,276 sqft lot

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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 +25.4/30.0
• 1% rule +9.3/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 4 bed/2 bath 1 Level home features a living room access to the kitchen! The eat-in kitchen has granite countertops The owner's suite offers private closet space and private bath. Each additional bedroom features private closet space and access to a shared full bath. Enjoy the fully-fenced backyard!" This property is eligible under the Freddie Mac First Look initiative through 5/21/2026. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. MULTIPLE OFFERS HAVE BEEN RECEIVED, Highest & Best DUE BY NOON 6.18.26.

Key facts

• Private closet space
• Living room access
• Granite countertops

Tags

• LIVING ROOM ACCESS
• GRANITE COUNTERTOPS
• PRIVATE CLOSET SPACE
• FULLY-FENCED BACKYARD

Property features AI

Exterior

• Parking: Attached carport at main level; One garage space (total 1 parking space)
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior on all sides above the foundation; Paved road access; Public water

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating with gas on the first level; Central cooling with heat pump on the first level
• Interior features: Great room on the main level; Kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Meadowfield Elementary (math 27% / reading 32%, grade F, #399 of 597 statewide, top 69%, 639 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 50% at this address vs 31% district-wide (+18 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 (+2.1%/yr); 295 active listings in the ZIP; 3 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).
• This rent runs 32% of the median local income ($59k/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 $760 of loan paydown is wiped out by about $3k 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 31 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: major wind risk, 74% 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,060
• Equity at exit: $16,386

10-year hold

• IRR: 5.9%
• Equity multiple: 1.42×
• Total profit: $12,835
• Equity at exit: $9,502

Cash invested: $30,772 (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 29209

• Rents YoY: 2.1%
• Active inventory: 295
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,571 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$368 /mo · $4,410/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $252

Break-even live

Break-even rent $1,253

Max offer price $109,900

Occupancy floor 79%

Sensitivity live

Price	-10% $314	-5% $283	+0% $252	+5% $220	+10% $189
Rent	-10% $127	-5% $190	+0% $252	+5% $314	+10% $376
Rate	-1.0pp $307	-0.5pp $280	base $252	+0.5pp $223	+1.0pp $194

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4539 Bluff Rd Columbia, SC	3.0	1.0	1014	$1,350	$1.33	24d	1	0.19mi
4529 Wactor St Columbia, SC	3.0	1.0	1000	$1,495	$1.50	24d	1	0.38mi
1301 Pineview Dr Columbia, SC	3.0	2.0	1012	$1,600	$1.58	24d	1	0.71mi

Listing history 27 events

1. 2026-06-18
   days on market $109,900 Active 31 DOM
2. 2026-06-17
   remarks 572-char remark
3. 2026-06-17
   days on market $109,900 Active 30 DOM
4. 2026-06-16
   days on market $109,900 Active 29 DOM
5. 2026-06-15
   days on market $109,900 Active 28 DOM
6. 2026-06-14
   pricedays on market $109,900 Active 26 DOM
7. 2026-06-10
   days on market $119,900 Active 23 DOM
8. 2026-06-09
   days on market $119,900 Active 22 DOM
9. 2026-06-08
   days on market $119,900 Active 21 DOM
10. 2026-06-07
    statusdays on market $119,900 Active 20 DOM
11. 2026-05-13
    status Pending
12. 2026-05-08
    status Pending
13. 2026-04-20
    listed $119,900 Active
14. 2024-10-07
    status Pending
15. 2024-09-25
    status Pending
16. 2024-09-10
    historical Active - Contingent
17. 2024-08-27
    listed $180,000 Active
18. 2024-08-05
    soldstatus $169,900
19. 2024-07-04
    status Pending
20. 2024-07-02
    price $169,900
21. 2024-06-24
    price $174,900
22. 2024-06-13
    listed $179,900 Active
23. 2024-05-06
    soldstatus $82,000
24. 2023-10-03
    status Pending
25. 2023-08-25
    listed $100,000 Active
26. 2020-08-24
    historical
27. 2020-08-22
    listed $50,000 Active

ⓘ 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: $4,410 · $368/mo
• Projected year-2 tax: $4,410 · $368/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 74% 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: $18,854
• − Mortgage interest: −$6,156
• − Property taxes: −$4,410
• − Insurance: −$550
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$3,197
• Taxable income: $1,525
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,653/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

• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 38,041
• Household income: $58,772
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1716.0

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 0.62)
• Race & ethnicity: Black 48% White 39% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Arabic 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: ▼ -142.10%
• Current HPI: 205.5679
• Rent YoY: ▲ 2.08%
• 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

+139.8% since first listed

17 events — show timeline

• 2026-05-13 Pending — Consolidated MLS
• 2026-05-08 Pending — Consolidated MLS
• 2026-04-20 Listed $119,900 Consolidated MLS
• 2024-10-07 Pending — Consolidated MLS
• 2024-09-25 Pending — Consolidated MLS
• 2024-09-10 Contingent — Consolidated MLS
• 2024-08-27 Listed $180,000 Consolidated MLS
• 2024-08-05 Sold (Public Records) $169,900 Public Records
• 2024-07-04 Pending — Consolidated MLS
• 2024-07-02 Price Changed $169,900 Consolidated MLS
• 2024-06-24 Price Changed $174,900 Consolidated MLS
• 2024-06-13 Listed $179,900 Consolidated MLS
• 2024-05-06 Sold (Public Records) $82,000 Public Records
• 2023-10-03 Pending — Consolidated MLS
• 2023-08-25 Listed $100,000 Consolidated MLS
• 2020-08-24 Delisted — Consolidated MLS
• 2020-08-22 Listed $50,000 Consolidated MLS

Property tax history

+9.2%/yr

Latest (2025): $4,410 · +399.4% YoY. Source: county tax records.