3850/3851 Capers Ave · Columbia, SC 29205

$289,000

3 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 153 Days on market

Built 1950 Est $312k · 7% under

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Why this score? — see what drove the F 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).

• ARV discount +10.8/15.0
• Cash flow +5.7/30.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

All-brick duplex in the desirable Rosewood neighborhood offering two 2-bedroom, 1-bath units with a total of 2,024 sq ft. Hardwood floors throughout and central heat and air in both units. The right unit is currently leased for $1,450 per month, providing immediate rental income, while the other unit offers owner-occupant or additional rental potential. Plenty of on-street parking available. Conveniently located near USC, Midlands Tech, Fort Jackson, and Downtown Columbia. NOTE: Photos are of 3851 Capers Ave only. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Near usc
• On-street parking
• Central heat and air

Tags

• HARDWOOD FLOORS
• CENTRAL HEAT AND AIR
• ON-STREET PARKING
• NEAR USC
• NEAR MIDLANDS TECH
• NEAR FORT JACKSON

Property features AI

Finance

• Other: Pest control paid by tenant
• Financial info: Unit 1 rent listed at $1,450

Exterior

• Utilities: Public sewer; Public water; Gas paid by tenant; Electricity paid by tenant; Sewer paid by tenant; Trash paid by owner; Cable paid by tenant
• Home design: Single-story building; Crawlspace foundation; Two-unit property
• Construction: Crawlspace foundation; Brick exterior above foundation
• Exterior features: Brick exterior above foundation; Owner maintains the lawn; Paved road access; Public water

Interior

• Bedrooms: Unit 1 has 2 bedrooms; Unit 2 has 2 bedrooms
• Bathrooms: Unit 1 has 1 full bathroom; Unit 2 has 1 full bathroom; Total of 2 full bathrooms in the building
• Heating & cooling: Central heating; Central air conditioning; Heating paid by tenant
• Interior features: Two residential units (duplex); Five rooms in each unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-591 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (36.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (43.6% below list).
• Recommended offer: $163k (43.6% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 5.0% in Columbia — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: South Kilbourne Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 296 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.
• Market conditions: Rents rising fast (+7.0%/yr); 145 active listings in the ZIP; 40 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).
• This rent runs 30% of the median local income ($64k/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 $2k of loan paydown is wiped out by about $9k 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 153 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $61k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $289k implies a 789% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $162,971 (43.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.56% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.76%
• DSCR: 0.61
• GRM: 14.8

CMA / ARV

• ARV (on-the-fly): $311,916
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Chevis St	0.69mi	2/2.0 (-1)	1,116 (-0%)	2mo	$243,000	$218	57
516 Wando St	0.59mi	3/2.0	1,170 (+4%)	11mo	$325,000	$278	52

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 · 6.95% rent growth · sell at horizon

5-year hold

• IRR: -27.9%
• Equity multiple: 0.04×
• Total profit: $-77,770
• Equity at exit: $43,091

10-year hold

• IRR: -16.8%
• Equity multiple: -0.07×
• Total profit: $-86,386
• Equity at exit: $24,987

Cash invested: $80,920 (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 29205

• Rents YoY: 7.0%
• Active inventory: 145
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $1,630 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$242 /mo · $2,907/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-591

Break-even live

Break-even rent $2,377

Max offer price $184,643

Occupancy floor —

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3840 Overbrook Dr Columbia, SC	2.0	2.0	900	$1,595	$1.77	23d	1	0.11mi
524 S Beltline Blvd Columbia, SC	2.0	1.0	1050	$1,300	$1.24	23d	1	0.31mi
828 Suber St Unit E Columbia, SC	2.0	1.0	1100	$995	$0.90	11d	1	0.34mi
3901 Bright Ave Columbia, SC	3.0	1.0	1047	$1,380	$1.32	14d	1	0.35mi
23 Cavalier Ct Unit A Columbia, SC	2.0	1.0	871	$1,300	$1.49	23d	1	0.35mi
721 Deerwood St Columbia, SC	2.0	1.0	1000	$1,150	$1.15	14d	1	0.36mi
320 S Beltline Blvd Columbia, SC	2.0	1.0	800	$1,048	$1.31	23d	5	0.36mi
823 S Kilbourne Rd Columbia, SC	2.0	1.0	743	$1,100	$1.48	23d	1	0.39mi
3425 Manor Ave Columbia, SC	3.0	2.0	1200	$2,100	$1.75	11d	1	0.40mi
317 Beltline Blvd Unit 1 Columbia, SC	3.0	1.0	1150	$1,200	$1.04	23d	1	0.41mi
914 Chevis St Columbia, SC	3.0	2.0	1280	$2,100	$1.64	23d	1	0.45mi
222 Prospect St Unit 224 Columbia, SC	2.0	1.0	750	$1,250	$1.67	23d	1	0.47mi
21 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,498	$1.45	11d	1	0.48mi
4319 Wilmot Ave Columbia, SC	3.0	1.0	1000	$1,650	$1.65	23d	1	0.48mi
1 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,745	$1.69	23d	1	0.50mi
3732 Hickory St Columbia, SC	2.0	1.5	840	$1,350	$1.61	23d	1	0.53mi
3800 Wilmot Ave Columbia, SC	2.0	1.0	720	$1,500	$2.08	23d	1	0.53mi
3125 Heyward St Unit B Columbia, SC	2.0	1.0	1100	$1,600	$1.45	23d	1	0.72mi
3125 Heyward St Unit A Columbia, SC	3.0	1.0	1200	$2,400	$2.00	23d	1	0.72mi
500 Gills Creek Pkwy Columbia, SC	1.0–2.0	1.0–2.0	807	$1,375	$1.70	11d	27	0.73mi
1324 Deerwood St Unit 1 Columbia, SC	2.0	2.0	1030	$1,350	$1.31	23d	1	0.83mi
501 Pelham Dr Columbia, SC	1.0–2.0	1.0–2.0	805	$1,625	$2.02	2d	24	0.88mi
715 Montague Rd Columbia, SC	2.0	1.0	1000	$1,180	$1.18	23d	1	0.90mi
3626 Hydrangea St Columbia, SC	2.0	1.0	800	$1,040	$1.30	21d	1	1.00mi
614 Capitol Pl Columbia, SC	2.0	1.0	1200	$1,895	$1.58	14d	1	1.00mi
318 S Woodrow St Columbia, SC	2.0	1.0	1103	$1,700	$1.54	23d	1	1.12mi
2725 Kingswood Dr Columbia, SC	3.0	1.0	940	$1,500	$1.60	23d	1	1.13mi
1 Graymont Cir Columbia, SC	3.0	2.5	1400	$2,175	$1.55	23d	1	1.18mi
19 Graymont Cir Unit NA Columbia, SC	3.0	2.0	1250	$2,400	$1.92	23d	1	1.20mi
2218 Holt Dr Columbia, SC	4.0	3.5	1400	$2,400	$1.71	23d	1	1.21mi
1649 S Beltline Blvd Columbia, SC	2.0	1.0	900	$1,250	$1.39	23d	1	1.29mi
114 Easy St Columbia, SC	2.0	2.0	1100	$1,500	$1.36	11d	1	1.31mi
4600 Fort Jackson Blvd Columbia, SC	2.0	1.0	940	$965	$1.03	14d	2	1.34mi
4600 Fort Jackson Blvd Columbia, SC	2.0	1.0	895	$955	$1.07	23d	3	1.34mi
3111 Kline St Columbia, SC	2.0	2.0	950	$1,850	$1.95	23d	1	1.35mi
209 S Harden St Unit 04 Columbia, SC	2.0	1.0	800	$1,050	$1.31	23d	1	1.39mi
1840 Tall Pines Cir Columbia, SC	3.0	1.5	1021	$1,350	$1.32	14d	1	1.41mi
914 Woodlawn Ave Columbia, SC	3.0	2.0	1300	$1,800	$1.38	23d	1	1.41mi
405 S Edisto Ave Columbia, SC	3.0	1.0	1450	$2,200	$1.52	23d	1	1.42mi
225 Myron Cir Unit 225 Columbia, SC	2.0	1.0	850	$905	$1.06	14d	1	1.46mi

Listing history 23 events

1. 2026-06-18
   days on market $289,000 Active 153 DOM
2. 2026-06-17
   days on market $289,000 Active 152 DOM
3. 2026-06-16
   days on market $289,000 Active 151 DOM
4. 2026-06-15
   days on market $289,000 Active 150 DOM
5. 2026-06-14
   days on market $289,000 Active 148 DOM
6. 2026-06-10
   days on market $289,000 Active 145 DOM
7. 2026-06-09
   days on market $289,000 Active 144 DOM
8. 2026-06-08
   days on market $289,000 Active 143 DOM
9. 2026-06-07
   days on market $289,000 Active 142 DOM
10. 2026-06-03
    days on market $289,000 Active 138 DOM
11. 2026-06-03
    days on market $289,000 Active 137 DOM
12. 2026-06-01
    days on market $289,000 Active 136 DOM
13. 2026-05-31
    days on market $289,000 Active 135 DOM
14. 2026-04-14
    price $299,000
15. 2026-02-24
    price $325,000
16. 2026-01-14
    listed $350,000 Active
17. 2025-01-30
    soldstatus $32,500
18. 2024-11-26
    status Pending
19. 2024-11-18
    listed $37,500 Active
20. 2021-03-09
    soldstatus $84,034
21. 2019-05-11
    price $99,900
22. 2007-11-01
    soldstatus $115,000
23. 2002-10-15
    soldstatus $45,000

ⓘ 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: $2,907 · $242/mo
• Projected year-2 tax: $2,907 · $242/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 ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $19,557
• − Mortgage interest: −$16,188
• − Property taxes: −$2,907
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$8,407
• Taxable loss: −$12,520
• Est. tax savings @ 24.0%: +$3,005
• After-tax cash flow: $-4,084/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): 22,223
• Household income: $64,231
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1372.0

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 (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Serbian 6% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% Chinese 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: ▼ -457.47%
• Current HPI: 230.5538
• Rent YoY: ▲ 6.95%
• 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

+564.4% since first listed

10 events — show timeline

• 2026-04-14 Price Changed $299,000 Consolidated MLS
• 2026-02-24 Price Changed $325,000 Consolidated MLS
• 2026-01-14 Listed $350,000 Consolidated MLS
• 2025-01-30 Sold (Public Records) $32,500 Public Records
• 2024-11-26 Pending — Consolidated MLS
• 2024-11-18 Listed $37,500 Consolidated MLS
• 2021-03-09 Sold (Public Records) $84,034 Public Records
• 2019-05-11 Price Changed $99,900 Consolidated MLS
• 2007-11-01 Sold (Public Records) $115,000 Public Records
• 2002-10-15 Sold (Public Records) $45,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,907 · +2.5% YoY. Source: county tax records.