513 S Beltline Blvd · Columbia, SC 29205

$339,900

4 bd · 3.0 ba · 2,705 sqft · SingleFamily public records · 16 Days on market

Built 1950 0.48 ac lot

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 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

Listing remarks

Single-family residence located in the established Rosewood area, offering a highly convenient location just minutes from downtown Columbia, the University of South Carolina, and Fort Jackson. Situated along a primary corridor within a mature residential neighborhood, the property combines strong accessibility with the character of an established community. It typically features off-street driveway parking for added convenience. The interior layout is consistent with homes in the area, generally offering multiple bedrooms and bathrooms, functional living spaces, and a practical kitchen design with potential for updates that enhance comfort and appeal. The surrounding neighborhood is well-es

Key facts

• Mature landscaping
• 0.48 acre lot
• Garage

Tags

• OFF-STREET DRIVEWAY PARKING
• PRACTICAL KITCHEN DESIGN
• MATURE LANDSCAPING
• CLOSE ACCESS TO SCHOOLS
• CLOSE ACCESS TO PARKS
• CLOSE ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: Garage at main level
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Uncovered front porch; Shed; Paved road access; Approximately 0.48 acre lot

Interior

• Kitchen: Wood-natural cabinets; Dishwasher; Refrigerator; Gas range
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Two wood-burning fireplaces; Gas range

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $81 ($972/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 $308k (9.3% below list).
• Recommended offer: $308k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.1% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Hand Middle (math 29% / reading 37%, grade F, #116 of 229 statewide, top 51%, 652 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); 150 active listings in the ZIP; 5 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).
• At $3,084/mo this rent would consume 58% 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 $10k 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 16 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $340k implies a 466% 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 $308,363 (9.3% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• 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: -10.3%
• Equity multiple: 0.61×
• Total profit: $-37,129
• Equity at exit: $50,680

10-year hold

• IRR: 3.8%
• Equity multiple: 1.33×
• Total profit: $31,238
• Equity at exit: $29,388

Cash invested: $95,172 (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: 150
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,084 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$431 /mo · $5,172/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $81

Break-even live

Break-even rent $2,981

Max offer price $339,900

Occupancy floor 92%

Sensitivity live

Price	-10% $273	-5% $177	+0% $81	+5% $-15	+10% $-111
Rent	-10% $-163	-5% $-41	+0% $81	+5% $203	+10% $325
Rate	-1.0pp $252	-0.5pp $167	base $81	+0.5pp $-7	+1.0pp $-97

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3800 Overbrook Dr Columbia, SC	4.0	2.0	1800	$2,400	$1.33	25d	1	0.30mi
3125 Heyward St Columbia, SC	5.0	2.0	2292	$5,000	$2.18	25d	1	0.96mi
316 S Woodrow St Columbia, SC	4.0	2.0	2206	$4,000	$1.81	25d	1	1.37mi
2821 Blossom St Columbia, SC	4.0	3.0	2466	$3,400	$1.38	25d	1	1.43mi
2730 Blossom St Unit A Columbia, SC	3.0	2.0	2700	$1,700	$0.63	25d	1	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $339,900 Active 16 DOM
2. 2026-06-18
   days on market $339,900 Active 13 DOM
3. 2026-06-17
   days on market $339,900 Active 12 DOM
4. 2026-06-16
   days on market $339,900 Active 11 DOM
5. 2026-06-15
   days on market $339,900 Active 10 DOM
6. 2026-06-14
   days on market $339,900 Active 8 DOM
7. 2026-06-10
   days on market $339,900 Active 5 DOM
8. 2026-06-09
   days on market $339,900 Active 4 DOM
9. 2026-06-08
   days on market $339,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $339,900 Active 2 DOM

ⓘ 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: $5,172 · $431/mo
• Projected year-2 tax: $5,172 · $431/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 7/10 Severe

Taxation est. · year 1

• Rental income: $37,004
• − Mortgage interest: −$19,040
• − Property taxes: −$5,172
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,960
• − Management: −$2,960
• − Depreciation: −$9,888
• Taxable loss: −$4,716
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $2,104/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): 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

+466.5% since first listed

4 events — show timeline

• 2026-06-05 Listed $339,900 Consolidated MLS
• 2021-09-20 Delisted — Consolidated MLS
• 2021-09-20 Listed $155,000 Consolidated MLS
• 1994-08-23 Sold (Public Records) $60,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $5,172 · +2.5% YoY. Source: county tax records.