707 Common Widgeon Way · Columbia, SC 29061

$217,900

3 bd · 2.5 ba · 1,404 sqft · SingleFamily · 38 Days on market

Built 2023 6,969 sqft lot Est $212k · at est. $28/mo HOA · 1% of rent

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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 +13.0/30.0
• ARV discount +6.2/15.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• 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

The Poplar floor plan provides 1404 square feet and a single car garage. , separated into 2 stories. The first floor presents the open concept that creates an inviting, connected space for the kitchen, dining area, and living room. A powder room blends the extra convenience you'd expect in a 2-story home. The 3 bedrooms—including the master suite—are located upstairs for the privacy many homeowners want. The laundry room is also on the 2nd floor. The master bath has a large walk-in closet and double vanity.

Key facts

• 6,969 sq ft lot
• Garage
• Built 2023

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-10 ($-125/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (11.5% below list).
• Recommended offer: $193k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Caughman Road Elementary (math 22% / reading 27%, grade F, #452 of 597 statewide, top 78%, 707 students, 100% FRL); Hopkins Middle (math 8% / reading 17%, grade F, #213 of 229 statewide, top 94%, 493 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: 335 active listings in the ZIP; 10 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).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $7k 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 38 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,842 (11.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $212,004
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Hunters Rd	0.32mi	3/2.0	1,349 (-4%)	1mo	$197,000	$146	76
1062 Crescent Moon Loop	0.34mi	3/2.5	1,557 (+11%)	12mo	$252,000	$162	55
972 Harvest Valley Ln	0.68mi	3/2.5	1,404 (0%)	18mo	$228,900	$163	53
139 Myers Creek Dr	0.36mi	3/2.5	1,517 (+8%)	21mo	$229,000	$151	52
534 S Maney Ct	0.31mi	3/1.5	1,606 (+14%)	6mo	$203,010	$126	52

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-35,926
• Equity at exit: $32,490

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-31,949
• Equity at exit: $18,840

Cash invested: $61,012 (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: 335
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$1,143
• Tax est. 1.5%: −$272 /mo · $3,268/yr
• Insurance: −$91
• HOA: −$28
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-10

Break-even live

Break-even rent $1,942

Max offer price $216,394

Occupancy floor 96%

Sensitivity live

Price	-10% $140	-5% $65	+0% $-10	+5% $-86	+10% $-161
Rent	-10% $-163	-5% $-87	+0% $-10	+5% $66	+10% $142
Rate	-1.0pp $99	-0.5pp $45	base $-10	+0.5pp $-67	+1.0pp $-124

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: $54,475
• Closing costs: $6,537
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	16d	1	0.17mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	16d	1	0.32mi
345 Bevington Brook Ln Hopkins, SC	3.0	2.0	1475	$2,195	$1.49	25d	1	0.55mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	25d	1	1.03mi
429 Mockernut Ln Columbia, SC	3.0	1.0	1010	$1,250	$1.24	25d	1	1.14mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	16d	1	1.18mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	16d	1	1.21mi
101 Shagbark Ave Columbia, SC	3.0	1.0	1000	$1,295	$1.29	20d	1	1.25mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	25d	1	1.34mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	25d	1	1.35mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 11 events

1. 2025-07-21
   status Pending
2. 2023-11-18
   status Pending
3. 2023-11-18
   historical
4. 2023-11-16
   listed $220,434 Active
5. 2023-11-14
   price $220,434
6. 2023-11-14
   price $219,900
7. 2023-11-14
   status Active
8. 2023-09-12
   status Pending
9. 2023-08-11
   status Pending
10. 2023-08-05
    listed $217,900 Active
11. 2023-08-05
    listed $217,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $23,141
• − Mortgage interest: −$12,206
• − Property taxes: −$3,268
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − HOA: −$336
• − Depreciation: −$6,339
• Taxable loss: −$3,800
• Est. tax savings @ 24.0%: +$912
• After-tax cash flow: $787/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

+1.2% since first listed

11 events — show timeline

• 2025-07-21 Pending — SBOR
• 2023-11-18 Pending — Consolidated MLS
• 2023-11-18 Delisted — Consolidated MLS
• 2023-11-16 Listed $220,434 Consolidated MLS
• 2023-11-14 Price Changed $220,434 Consolidated MLS
• 2023-11-14 Price Changed $219,900 Consolidated MLS
• 2023-11-14 Relisted — Consolidated MLS
• 2023-09-12 Pending — SBOR
• 2023-08-11 Pending — Consolidated MLS
• 2023-08-05 Listed $217,900 Consolidated MLS
• 2023-08-05 Listed $217,900 SBOR