204 Ashwood Dr · Columbia, SC 29063

$175,000

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 160 Days on market

Built 1975 9,583 sqft lot

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

READY TO SELL! SOLD AS IS Looking for a one story home in Irmo? Ready to put your personal touches? We got you, come home to this cute brick home located within the Raintree Acres Subdivision in Irmo. 1276 sqft home with 3 bedrooms and 2 full bathrooms make it the perfect start up or investment home. Sure, it needs a bit of paint here and there but the roof, mechanicals, appliances and all that are just 5 years old so just get a paint party ready and you are all set! One car garage and a cute front porch to sit and watch all the neighborhood, the back yard is fenced and sports a nice deck to sit and have your first jolt of java in the morning, or a refreshing lemonade in the evening. Bad we

Key facts

• Fenced back yard
• Brick home
• Wooded area

Tags

• BRICK HOME
• FENCED BACK YARD
• WOOD BURNING FIREPLACE
• WOODED AREA

Property features AI

Exterior

• Parking: Attached garage on the main level (1 garage space); Total of 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Uncovered back porch; Chain-link fencing; Brick exterior on all sides above foundation; Paved road access; Public water

Interior

• Kitchen: Formica countertops; Painted cabinets; Laminate flooring; Dishwasher; Free-standing range
• Bedrooms: Primary bedroom on the main level with private bath, separate shower, private closet, and laminate flooring; Second bedroom on the main level with shared bath, tub/shower, private closet, and laminate flooring; Third bedroom on the main level with shared bath, tub/shower, private closet, and laminate flooring
• Flooring: Laminate flooring throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Split system heating and cooling
• Interior features: Ceiling fans; Smoke detector; Attic with pull-down access; Wood-burning fireplace (1) — free-standing
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oak Pointe Elementary (math 63% / reading 62%, grade B, #69 of 597 statewide, top 12%, 520 students, 48% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 50% FRL vs 27% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 51% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lexington 05 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 315 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 160 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.19% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.78% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,152
• Equity at exit: $26,093

10-year hold

• IRR: 8.0%
• Equity multiple: 1.55×
• Total profit: $26,945
• Equity at exit: $15,131

Cash invested: $49,000 (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 29063

• Rents YoY: 0.8%
• Active inventory: 315
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$918
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $535

Break-even live

Break-even rent $1,399

Max offer price $175,000

Occupancy floor 69%

Sensitivity live

Price	-10% $634	-5% $585	+0% $535	+5% $486	+10% $436
Rent	-10% $371	-5% $453	+0% $535	+5% $617	+10% $699
Rate	-1.0pp $623	-0.5pp $580	base $535	+0.5pp $490	+1.0pp $444

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
174 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	24d	1	0.56mi
185 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	0.60mi
193 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	0.61mi
197 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	24d	1	0.62mi
201 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	0.63mi
200 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	0.64mi
209 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.64mi
204 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	24d	1	0.64mi
211 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.65mi
213 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.65mi
215 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.65mi
208 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.65mi
210 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.66mi
217 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.66mi
212 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.66mi
219 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.66mi
214 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.66mi
221 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.67mi
220 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.67mi
223 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.67mi
222 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.68mi
225 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.68mi
227 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.68mi
224 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.68mi
229 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.68mi
226 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.69mi
231 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.69mi
228 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.69mi
233 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.69mi
230 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.69mi
235 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.70mi
232 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	3d	1	0.70mi
237 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.70mi
234 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	3d	1	0.70mi
316 Stamport Cir Irmo, SC	3.0	2.5	1500	$1,575	$1.05	4d	1	1.00mi
2 Beagle Ct Irmo, SC	3.0	2.0	1289	$1,849	$1.43	12d	1	1.01mi

Listing history 14 events

1. 2026-06-03
   days on market $175,000 Active 160 DOM
2. 2026-06-01
   days on market $175,000 Active 159 DOM
3. 2026-05-31
   days on market $175,000 Active 158 DOM
4. 2026-01-26
   price $175,000
5. 2025-12-24
   listed $205,000 Active
6. 2020-06-05
   soldstatus $118,000
7. 2020-02-11
   historical
8. 2020-01-30
   listed $118,000 Active
9. 2019-05-01
   soldstatus $90,000
10. 2019-04-11
    historical
11. 2019-04-08
    listed $100,000 Active
12. 2013-10-02
    soldstatus $94,900
13. 2004-02-23
    soldstatus $87,900
14. 2001-02-26
    soldstatus $85,000

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $1,373 · $114/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 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,913
• − Mortgage interest: −$9,803
• − Property taxes: −$1,373
• − Insurance: −$875
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$5,091
• Taxable income: $3,786
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $5,512/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: Lexington 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 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): 38,201
• Household income: $91,973
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 962.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 4% Serbian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -130.57%
• Current HPI: 204.0147
• Rent YoY: ▲ 0.78%
• 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

+105.9% since first listed

11 events — show timeline

• 2026-01-26 Price Changed $175,000 Consolidated MLS
• 2025-12-24 Listed $205,000 Consolidated MLS
• 2020-06-05 Sold (Public Records) $118,000 Public Records
• 2020-02-11 Delisted — Consolidated MLS
• 2020-01-30 Listed $118,000 Consolidated MLS
• 2019-05-01 Sold (Public Records) $90,000 Public Records
• 2019-04-11 Delisted — Consolidated MLS
• 2019-04-08 Listed $100,000 Consolidated MLS
• 2013-10-02 Sold (Public Records) $94,900 Public Records
• 2004-02-23 Sold (Public Records) $87,900 Public Records
• 2001-02-26 Sold (Public Records) $85,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,373 · +4.0% YoY. Source: county tax records.