1825 Saint Julian Pl Unit 11I · Columbia, SC 29204

$85,000

2 bd · 2.0 ba · 1,293 sqft · Condo public records · 180 Days on market

Built 1974 $536/mo HOA · 31% of rent

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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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover an incredible opportunity with this spacious 2-bed, 2-bath condo in the heart of Columbia, thoughtfully priced to allow room for your personal updates and modern touches. Located in the desirable Middleborough community, this unit features an inviting layout with an open living area, an eat-in kitchen, and a true primary bedroom complete with its own private bath. The second bedroom is generously sized and conveniently located near the shared full hall bathroom. With great bones and plenty of flexibility to make it your own, this condo is full of potential. Residents also enjoy outstanding amenities including secure building access with 24-hour surveillance, a sparkling community p

Key facts

• 24 hour surveillance
• Community pool
• Private bath

Tags

• OPEN LIVING AREA
• EAT-IN KITCHEN
• PRIVATE BATH
• COMMUNITY POOL
• SECURE BUILDING ACCESS
• 24 HOUR SURVEILLANCE

Property features AI

Finance

• Other: Condo access limited to specified hours per directions
• HOA & community: Association present; Association covers common area maintenance, exterior maintenance, pool, security, trash, water and pest control

Exterior

• Parking: Parking garage with one assigned parking space
• Security: Community security included in association services
• Utilities: Public sewer; Public water
• Home design: Single-story unit; Condo property type
• Construction: Synthetic stucco exterior; Slab foundation
• Exterior features: Covered back porch; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with painted cabinets and Formica countertops; Dishwasher; Refrigerator; Countertop microwave; Free-standing range
• Bedrooms: Master bedroom on main level with his-and-hers closets, private bath and tub/shower; Second bedroom on main level with private closet and shared tub/shower
• Flooring: Luxury vinyl plank in living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan in living area; Luxury vinyl plank flooring in living area; Carpeted bedrooms; Common laundry area in heated space
• Laundry & utility: Common laundry located in heated space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Bradley Elementary (math 22% / reading 32%, grade F, #421 of 597 statewide, top 73%, 437 students, 100% FRL); A. C. Flora High (math 42% / reading 92%, grade B, #73 of 196 statewide, top 41%, 1,352 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 47% at this address vs 31% district-wide (+16 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 (+4.7%/yr); 115 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $588 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $30k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.
• 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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 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: 2.03% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.32×
• Total profit: $7,547
• Equity at exit: $12,674

10-year hold

• IRR: 19.4%
• Equity multiple: 2.85×
• Total profit: $43,988
• Equity at exit: $7,349

Cash invested: $23,800 (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 29204

• Home prices YoY: -34.9%
• Rents YoY: 4.7%
• Active inventory: 115
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$446
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$35
• HOA: −$536
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $282

Break-even live

Break-even rent $1,368

Max offer price $85,000

Occupancy floor 79%

Sensitivity live

Price	-10% $330	-5% $306	+0% $282	+5% $258	+10% $234
Rent	-10% $145	-5% $214	+0% $282	+5% $350	+10% $418
Rate	-1.0pp $324	-0.5pp $303	base $282	+0.5pp $260	+1.0pp $237

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2834 Keats St Columbia, SC	3.0	2.0	921	$2,250	$2.44	15d	1	0.26mi
3040 Girardeau Ave Columbia, SC	3.0	1.5	1400	$2,150	$1.54	15d	1	0.54mi
3040 Girardeau Ave Columbia, SC	3.0	1.5	1400	$2,150	$1.54	24d	1	0.54mi
2511 Chestnut St Columbia, SC	2.0	1.0	928	$1,300	$1.40	15d	1	0.56mi
1121 Zeigler St Unit B Columbia, SC	3.0	2.5	1550	$3,300	$2.13	22d	1	0.72mi
2050 N Beltline Blvd Columbia, SC	1.0–2.0	1.0–1.5	831	$1,042	$1.25	15d	6	1.11mi
2347 Stark St Columbia, SC	2.0	1.0	876	$1,100	$1.26	24d	1	1.13mi
3117 Quitman St Columbia, SC	3.0	2.0	1500	$1,750	$1.17	24d	1	1.16mi
3111 Kline St Columbia, SC	2.0	2.0	950	$1,850	$1.95	24d	1	1.19mi
2710 Preston St Columbia, SC	2.0	1.0	1000	$1,495	$1.50	24d	1	1.26mi
3419 Piedmont Ave Columbia, SC	3.0	1.0	1100	$1,195	$1.09	24d	1	1.27mi
2229 Greene St Columbia, SC	3.0	2.0	1050	$1,695	$1.61	20d	1	1.29mi
2928 English Ave Unit NA Columbia, SC	3.0	1.0	1320	$1,590	$1.20	12d	1	1.32mi
3431 Covenant Rd Columbia, SC	1.0–3.0	1.0–1.5	950	$1,016	$1.07	24d	1	1.39mi
1115 Carter St Columbia, SC	1.0–2.0	1.0	854	$1,405	$1.65	24d	1	1.39mi
1018 Laurens St Columbia, SC	3.0	1.0	1500	$2,700	$1.80	24d	1	1.42mi
3015 English Ave Columbia, SC	2.0	1.0	981	$1,250	$1.27	12d	1	1.44mi
3145 Bronx Rd Columbia, SC	3.0	1.5	1207	$1,511	$1.25	24d	1	1.47mi
151 Renaissance Way Columbia, SC	3.0	2.0	1200	$1,400	$1.17	24d	1	1.48mi
1800 Cherry Laurel Dr Unit 18005 Columbia, SC	2.0	1.0	960	$895	$0.93	24d	1	1.49mi

HOA detail condo

• Monthly dues: $536 · $6,432/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-13
   status Pending
2. 2026-04-29
   historical Active - Contingent
3. 2026-04-22
   price $85,000
4. 2026-03-06
   price $95,000
5. 2026-01-13
   price $105,000
6. 2026-01-02
   price $110,500
7. 2025-11-14
   listed $115,000 Active
8. 2020-10-30
   historical
9. 2020-10-27
   price $94,900
10. 2020-10-08
    price $95,000
11. 2020-08-24
    listed $104,900 Active
12. 2018-06-02
    price $91,250
13. 2017-11-28
    price $95,000
14. 1993-11-17
    soldstatus $130,000
15. 1984-06-01
    soldstatus $72,300

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $765 · $64/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 1/10 Low
• 🌡 Heat 6/10 Major 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: $20,697
• − Mortgage interest: −$4,761
• − Property taxes: −$765
• − Insurance: −$425
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$6,432
• − Depreciation: −$2,473
• Taxable income: $2,529
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $2,773/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): 18,159
• Household income: $50,189
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1045.0

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 0.57)
• Race & ethnicity: Black 48% White 44% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 2% Tagalog/Filipino 1% Arabic 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: ▼ -104.76%
• Current HPI: 195.2246
• Rent YoY: ▲ 4.73%
• 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

+17.6% since first listed

15 events — show timeline

• 2026-05-13 Pending — Consolidated MLS
• 2026-04-29 Contingent — Consolidated MLS
• 2026-04-22 Price Changed $85,000 Consolidated MLS
• 2026-03-06 Price Changed $95,000 Consolidated MLS
• 2026-01-13 Price Changed $105,000 Consolidated MLS
• 2026-01-02 Price Changed $110,500 Consolidated MLS
• 2025-11-14 Listed $115,000 Consolidated MLS
• 2020-10-30 Delisted — Consolidated MLS
• 2020-10-27 Price Changed $94,900 Consolidated MLS
• 2020-10-08 Price Changed $95,000 Consolidated MLS
• 2020-08-24 Listed $104,900 Consolidated MLS
• 2018-06-02 Price Changed $91,250 Consolidated MLS
• 2017-11-28 Price Changed $95,000 Consolidated MLS
• 1993-11-17 Sold (Public Records) $130,000 Public Records
• 1984-06-01 Sold (Public Records) $72,300 Public Records

Property tax history

-8.5%/yr

Latest (2025): $765 · +3.7% YoY. Source: county tax records.