123 Hunting Ave · Columbia, SC 29061

$181,500

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 26 Days on market

Built 1984 8,276 sqft lot Est $192k · 6% under

---

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 +21.3/30.0
• ARV discount +10.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attractive bungalow with so many updates! New shingles, new paint out and most of inside. New toilets and sinks in both baths. New carpet in bedrms and LVP in great rm and both baths. Ceiling fans in bedrms, chandelier in great room. Spacious fenced back yard. New-ish heat and air system. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• New toilets
• New carpet
• New paint

Tags

• NEW SHINGLES
• NEW PAINT
• NEW TOILETS
• NEW SINKS
• NEW CARPET
• NEW HEAT AND AIR SYSTEM

Property features AI

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Wood fiber/Masonite exterior finish; Crawlspace foundation
• Exterior features: Deck; Wood fencing; Paved road access

Interior

• Kitchen: Kitchen on main level with bar, pantry, tile flooring, painted cabinets, tile backsplash and non-standard countertops
• Bedrooms: Main-level master bedroom with private bath, walk-in closet and tub/shower; Main-level bedroom 2 with ceiling fan, private closet and carpeted floors; Main-level bedroom 3 with ceiling fan, private closet and carpeted floors
• Flooring: Laminate in great room, carpet in bedrooms, tile in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Great room with laminate flooring and ceiling fan; Free‑standing range
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/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 $172k (5.1% below list).
• Recommended offer: $172k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Caughman Road Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 707 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 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: 328 active listings in the ZIP; 8 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).
• This rent runs 34% of the median local income ($60k/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 $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 26 days — a 2% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $182k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $172,202 (5.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $192,192
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Hunters Rd	0.73mi	3/2.0	1,349 (+8%)	1mo	$197,000	$146	52
250 Saskatoon Dr	0.61mi	3/2.5	1,307 (+5%)	22mo	$228,530	$175	44
112 Gatlin Dr	0.71mi	3/2.0	1,296 (+4%)	24mo	$200,000	$154	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-12,601
• Equity at exit: $27,062

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $10,473
• Equity at exit: $15,693

Cash invested: $50,820 (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 29061

• Home prices YoY: -22.8%
• Active inventory: 328
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,722 high
• Mortgage (P&I): −$952
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $265

Break-even live

Break-even rent $1,387

Max offer price $181,500

Occupancy floor 80%

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: $45,375
• Closing costs: $5,445
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Mockernut Ln Columbia, SC	3.0	1.0	1010	$1,250	$1.24	23d	1	0.25mi
101 Shagbark Ave Columbia, SC	3.0	1.0	1000	$1,295	$1.29	19d	1	0.27mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	23d	1	0.38mi
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	23d	1	0.80mi
305 Shoreditch Dr Columbia, SC	3.0	1.5	1378	$1,586	$1.15	19d	1	1.02mi
313 Shoreditch Dr Columbia, SC	3.0	1.5	1056	$1,775	$1.68	23d	1	1.04mi
302 Crooked Pine Ct Columbia, SC	3.0	2.0	1399	$1,883	$1.35	23d	1	1.14mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	14d	1	1.21mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $181,500 Pending 26 DOM
2. 2026-06-03
   days on market $181,500 Active 25 DOM
3. 2026-06-03
   days on market $181,500 Active 24 DOM
4. 2026-06-01
   days on market $181,500 Active 23 DOM
5. 2026-05-31
   days on market $181,500 Active 22 DOM
6. 2026-05-11
   price $181,500
7. 2026-05-09
   listed $181,500,000 Active
8. 1986-04-01
   soldstatus $58,153

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$220/yr (+$18/mo · 26.9%)

ⓘ 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 7/10 Severe

Taxation est. · year 1

• Rental income: $20,664
• − Mortgage interest: −$10,167
• − Property taxes: −$815
• − Insurance: −$908
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$5,280
• Taxable income: $189
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $3,135/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): 12,538
• Household income: $60,307
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 236.0

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 Black (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -57.44%
• Current HPI: 194.8986
• Rent YoY: —
• 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

+212.1% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $181,500 Consolidated MLS
• 2026-05-09 Listed $181,500,000 Consolidated MLS
• 1986-04-01 Sold (Public Records) $58,153 Public Records

Property tax history

-7.8%/yr

Latest (2025): $815 · +4.1% YoY. Source: county tax records.