3944 Hickory St · Columbia, SC 29205

$280,000

3 bd · 2.0 ba · 2,029 sqft · SingleFamily public records · 63 Days on market

Built 1963 8,712 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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Terrific brick Rosewood home ready for new owners! Features include 3 BR, 1.5 BA, LR with gas fireplace, hardwood floors and fresh paint. Open kitchen with ample counter space, bar seating, smooth top range and seller is willing to leave stainless fridge. Bedrooms have hardwood floors and 2 bedrooms share a Jack & Jill half bath. Full bath off hallway. Large laundry/utility room with access to side and backyards. What sold this owner on this home? Off the kitchen is an enormous great room and dining area. Built-in bookcases and large hearth with wood stove. So much room for family to enjoy TV and movies, dinners together and entertaining! Outside, you'll be delighted to discover a s

Key facts

• Ample counter space
• Gas fireplace
• Brick home

Tags

• BRICK HOME
• GAS FIREPLACE
• HARDWOOD FLOORS
• OPEN KITCHEN
• AMPLE COUNTER SPACE
• BAR SEATING

Property features AI

Finance

• Other: Cable TV available

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Brick exterior on all sides above foundation; Crawlspace foundation
• Exterior features: Workshop; Rear chain-link fence

Interior

• Kitchen: Bar and eat-in space; Pantry; Formica countertops; Painted cabinets; Vinyl floor
• Bedrooms: Master bedroom on main level with ceiling fan, hardwood floors, and Jack & Jill bath; Second bedroom with ceiling fan and hardwood floors (Jack & Jill bath); Third bedroom with built-ins, ceiling fan, and hardwood floors
• Flooring: Hardwood flooring in bedrooms, formal living, and formal dining; Carpet in portions of great room; Vinyl flooring in kitchen
• Bathrooms: One full main bath; One half main bath; One full bath (total); One partial bath
• Heating & cooling: Central heating; Central air conditioning; Smooth-surface range
• Interior features: Attic with pull-down access; 2 fireplaces (wood stove and natural gas log); Bookshelves in great room; Recessed lighting; Utility room laundry
• Laundry & utility: Washer and dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (2.3% below list).
• Recommended offer: $263k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 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; 6 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).
• At $2,734/mo this rent would consume 51% of the median local household income ($64k/yr) (locally 1372% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 + 7.0% rent growth), your $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $122k; list at $280k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $263,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 0.98% ✗
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 8.5

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-3,686
• Equity at exit: $41,749

10-year hold

• IRR: 11.9%
• Equity multiple: 2.10×
• Total profit: $85,898
• Equity at exit: $24,209

Cash invested: $78,400 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,734 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $479

Break-even live

Break-even rent $2,128

Max offer price $280,000

Occupancy floor 77%

Sensitivity live

Price	-10% $637	-5% $558	+0% $479	+5% $400	+10% $320
Rent	-10% $263	-5% $371	+0% $479	+5% $587	+10% $695
Rate	-1.0pp $620	-0.5pp $550	base $479	+0.5pp $406	+1.0pp $333

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 Overbrook Dr Columbia, SC	4.0	2.0	1800	$2,400	$1.33	24d	1	0.46mi
3925 Rosewood Dr Columbia, SC	4.0	2.0	1683	$4,800	$2.85	24d	1	0.76mi
102 Burdock Cir Columbia, SC	4.0	2.0	1451	$1,550	$1.07	22d	1	1.23mi
1 Graymont Cir Columbia, SC	3.0	2.5	1400	$2,175	$1.55	24d	1	1.27mi
2218 Holt Dr Columbia, SC	4.0	3.5	1400	$2,400	$1.71	24d	1	1.32mi
316 S Woodrow St Columbia, SC	4.0	2.0	2206	$4,000	$1.81	24d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $280,000 Active 63 DOM
2. 2026-06-17
   days on market $280,000 Active 62 DOM
3. 2026-06-16
   days on market $280,000 Active 61 DOM
4. 2026-06-15
   days on market $280,000 Active 60 DOM
5. 2026-06-14
   days on market $280,000 Active 58 DOM
6. 2026-06-10
   days on market $280,000 Active 55 DOM
7. 2026-06-09
   days on market $280,000 Active 54 DOM
8. 2026-06-08
   days on market $280,000 Active 53 DOM
9. 2026-06-07
   days on market $280,000 Active 52 DOM
10. 2026-06-03
    days on market $280,000 Active 48 DOM
11. 2026-06-03
    days on market $280,000 Active 47 DOM
12. 2026-06-01
    days on market $280,000 Active 46 DOM
13. 2026-05-31
    days on market $280,000 Active 45 DOM
14. 2026-04-16
    listed $280,000 Active
15. 2014-02-04
    soldstatus $121,900

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$443/yr (+$37/mo · 38.4%)

ⓘ 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 69% 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: $32,811
• − Mortgage interest: −$15,684
• − Property taxes: −$1,153
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,625
• − Management: −$2,625
• − Depreciation: −$8,145
• Taxable income: $1,178
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $5,464/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

+129.7% since first listed

2 events — show timeline

• 2026-04-16 Listed $280,000 Consolidated MLS
• 2014-02-04 Sold (Public Records) $121,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,153 · +3.7% YoY. Source: county tax records.