114 Kilbourne Rd · Columbia, SC 29205

$285,000

4 bd · 2.0 ba · 1,375 sqft · MultiFamily public records · 83 Days on market

Built 1950

---

Why this score? — see what drove the D+ 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 +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Rent growth +4.2/5.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

AS-IS sale. Seller will not make repairs at this price. Rare opportunity to own a well-located duplex in the desirable Shandon/Rosewood corridor, just minutes from USC, Devine St, Five Points and Downtown Columbia. Both units can rent for $1200/month which would be $28,800 annually. Strong demand from students, young professionals and long term tenants due to the location. One unit will be delivered vacant at closing, creating an excellent opportunity for an owner occupant, house hacker, or USC parent purchase. While the 2nd unit is currently leased for $1200/month. Major improvements completed in 2019 include: new roof, new HVAC system, new water heaters, new flooring and refinished origin

Key facts

• New flooring
• New water heaters
• Well-located duplex

Tags

• WELL-LOCATED DUPLEX
• NEW ROOF
• NEW HVAC SYSTEM
• NEW WATER HEATERS
• NEW FLOORING
• REFINISHED ORIGINAL FLOORING

Property features AI

Finance

• Financial info: Total of 2 rental units with current rents: Unit 1 rent $1,200; Unit 2 rent $800

Exterior

• Parking: Off-street parking; 4 parking spaces
• Utilities: Public water (water bill paid by tenant); Public sewer (sewer bill paid by owner); Electricity paid by tenant; Trash service paid by owner
• Home design: Single-story building; Crawlspace foundation
• Construction: Crawlspace foundation; Brick-all-sides exterior
• Exterior features: Brick exterior above the foundation; Paved road access; Lawn maintenance handled by owner

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Bathrooms: 2 full bathrooms total (Unit 1: 1 full; Unit 2: 1 full)
• Heating & cooling: Heat pump serving the first level (heating and cooling); Heating paid by tenant
• Interior features: Two separate units (duplex); Total heated area approximately 1,505

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive. Per door: $88/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (9.4% below list).
• Recommended offer: $258k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Rosewood Elementary (math 72% / reading 72%, grade A-, #26 of 597 statewide, top 5%, 329 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 71% at this address vs 31% district-wide (+40 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 (+7.0%/yr); 145 active listings in the ZIP; 15 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).

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 83 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $84k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $285k implies a 338% 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: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,200 (9.4% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.91% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.95% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-24,290
• Equity at exit: $42,494

10-year hold

• IRR: 5.9%
• Equity multiple: 1.51×
• Total profit: $40,723
• Equity at exit: $24,642

Cash invested: $79,800 (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: 18.4×

Monthly cashflow live

• Estimated rent: $2,582 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$250 /mo · $2,998/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $177

Break-even live

Break-even rent $2,358

Max offer price $285,000

Occupancy floor 88%

Sensitivity live

Price	-10% $338	-5% $257	+0% $177	+5% $96	+10% $15
Rent	-10% $-27	-5% $75	+0% $177	+5% $279	+10% $381
Rate	-1.0pp $320	-0.5pp $249	base $177	+0.5pp $103	+1.0pp $28

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,582
Total (2 units)			$2,582

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 Rosewood Dr Columbia, SC	4.0	2.0	1683	$4,800	$2.85	24d	1	0.18mi
317 Beltline Blvd Unit 1 Columbia, SC	3.0	1.0	1150	$1,200	$1.04	24d	1	0.35mi
4319 Wilmot Ave Columbia, SC	3.0	1.0	1000	$1,650	$1.65	24d	1	0.37mi
3800 Overbrook Dr Columbia, SC	4.0	2.0	1800	$2,400	$1.33	24d	1	0.47mi
3125 Heyward St Unit A Columbia, SC	3.0	1.0	1200	$2,400	$2.00	24d	1	0.57mi
3425 Manor Ave Columbia, SC	3.0	2.0	1200	$2,100	$1.75	11d	1	0.62mi
3901 Bright Ave Columbia, SC	3.0	1.0	1047	$1,380	$1.32	15d	1	0.70mi
21 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,498	$1.45	11d	1	0.78mi
914 Chevis St Columbia, SC	3.0	2.0	1280	$2,100	$1.64	24d	1	0.79mi
1 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,745	$1.69	24d	1	0.80mi
2725 Kingswood Dr Columbia, SC	3.0	1.0	940	$1,500	$1.60	24d	1	1.25mi
1 Graymont Cir Columbia, SC	3.0	2.5	1400	$2,175	$1.55	24d	1	1.26mi
2218 Holt Dr Columbia, SC	4.0	3.5	1400	$2,400	$1.71	24d	1	1.29mi
19 Graymont Cir Unit NA Columbia, SC	3.0	2.0	1250	$2,400	$1.92	24d	1	1.29mi
405 S Edisto Ave Columbia, SC	3.0	1.0	1450	$2,200	$1.52	24d	1	1.41mi

Listing history 19 events

1. 2026-06-18
   days on market $285,000 Active 83 DOM
2. 2026-06-17
   days on market $285,000 Active 82 DOM
3. 2026-06-16
   days on market $285,000 Active 81 DOM
4. 2026-06-15
   days on market $285,000 Active 80 DOM
5. 2026-06-14
   days on market $285,000 Active 78 DOM
6. 2026-06-10
   days on market $285,000 Active 75 DOM
7. 2026-06-09
   days on market $285,000 Active 74 DOM
8. 2026-06-08
   days on market $285,000 Active 73 DOM
9. 2026-06-07
   days on market $285,000 Active 72 DOM
10. 2026-06-03
    days on market $285,000 Active 68 DOM
11. 2026-06-03
    days on market $285,000 Active 67 DOM
12. 2026-06-02
    price $285,000 Active 66 DOM
13. 2026-06-01
    days on market $319,000 Active 66 DOM
14. 2026-05-31
    days on market $319,000 Active 65 DOM
15. 2026-04-28
    status Active
16. 2026-04-19
    status Pending
17. 2026-04-11
    price $319,000
18. 2026-03-18
    listed $369,000 Active
19. 2019-04-05
    soldstatus $65,000

ⓘ 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: $2,998 · $250/mo
• Projected year-2 tax: $2,998 · $250/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $30,984
• − Mortgage interest: −$15,964
• − Property taxes: −$2,998
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − Depreciation: −$8,291
• Taxable loss: −$2,652
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $2,756/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): 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

+390.8% since first listed

5 events — show timeline

• 2026-04-28 Relisted — Consolidated MLS
• 2026-04-19 Pending — Consolidated MLS
• 2026-04-11 Price Changed $319,000 Consolidated MLS
• 2026-03-18 Listed $369,000 Consolidated MLS
• 2019-04-05 Sold (Public Records) $65,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,998 · +2.1% YoY. Source: county tax records.