1008 Paramount Dr · Capitol View, SC 29209

$199,000

4 bd · 3.0 ba · 2,319 sqft · SingleFamily public records · 16 Days on market

Built 1965 0.75 ac 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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential in this spacious all brick, single level home, perfect for families and entertaining. The main home offers formal living and dining rooms, an open kitchen and family room with high ceilings, and a stunning wall of windows overlooking the in-ground pool. A cozy sunken den with fireplace makes the perfect office or family hangout. The primary suite features a private bath and cedar-lined closet. The separate pool house is great for workshop, storage or unlimited possibilities! Property is two lots 19106-07-15 and 19106-07-19 total . 75 acre being sold together. Offers space, flexibility, and endless possibilities. Convenient to Fort Jackson, Shaw AFB, USC, and downtown

Key facts

• Two lots
• Private bath
• Cedar lined closet

Tags

• IN GROUND POOL
• SUNKEN DEN
• PRIVATE BATH
• CEDAR LINED CLOSET
• SEPARATE POOL HOUSE
• TWO LOTS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Mill Creek Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 339 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: Rents rising (+2.1%/yr); 295 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 44% of the median local income ($59k/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 $6k 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 ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $117k; list at $199k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $196,015 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.08% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,799
• Equity at exit: $29,672

10-year hold

• IRR: 6.4%
• Equity multiple: 1.46×
• Total profit: $25,604
• Equity at exit: $17,206

Cash invested: $55,720 (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 29209

• Rents YoY: 2.1%
• Active inventory: 295
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $463

Break-even live

Break-even rent $1,572

Max offer price $199,000

Occupancy floor 74%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Moores Creek Dr Columbia, SC	3.0	2.0	1600	$2,069	$1.29	14d	1	0.67mi
72 Blue Fescue Way Columbia, SC	4.0	2.5	2075	$2,233	$1.08	14d	1	0.70mi
79 Blue Fescue Way Columbia, SC	4.0	2.5	2075	$2,295	$1.11	11d	1	0.71mi
27 Blue Fescue Way Columbia, SC	4.0	2.5	2075	$2,283	$1.10	23d	1	0.77mi
448 Red Poll Way Columbia, SC	4.0	2.5	1783	$2,183	$1.22	23d	1	0.81mi
425 Red Poll Way Columbia, SC	4.0	2.5	1783	$2,133	$1.20	23d	1	0.85mi
320 Beacons Field Rd Columbia, SC	3.0	2.5	1663	$2,183	$1.31	14d	1	0.87mi
1727 Sandra Dr Columbia, SC	4.0	2.5	1750	$1,900	$1.09	11d	1	1.09mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	23d	1	1.14mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	23d	1	1.17mi
2769 Prince Charles Ct Columbia, SC	3.0	2.5	1617	$1,850	$1.14	11d	1	1.22mi

Listing history 5 events

1. 2026-04-16
   status Pending
2. 2026-04-02
   historical Active - Contingent
3. 2026-03-31
   listed $199,000 Active
4. 2015-08-20
   soldstatus $117,000
5. 2015-05-01
   price $125,000

ⓘ 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: $1,384 · $115/mo
• Projected year-2 tax: $1,384 · $115/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $25,893
• − Mortgage interest: −$11,147
• − Property taxes: −$1,384
• − Insurance: −$995
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$5,789
• Taxable income: $2,435
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $4,969/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 — Capitol View

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Capitol View, SC
• County: Richland County · 389,530 people
• Metro: Columbia, SC
• Population (ZIP): 38,041
• Household income: $58,772
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1716.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Black 48% White 39% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Arabic 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: ▼ -142.10%
• Current HPI: 205.5679
• Rent YoY: ▲ 2.08%
• 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

+59.2% since first listed

5 events — show timeline

• 2026-04-16 Pending — Consolidated MLS
• 2026-04-02 Contingent — Consolidated MLS
• 2026-03-31 Listed $199,000 Consolidated MLS
• 2015-08-20 Sold (Public Records) $117,000 Public Records
• 2015-05-01 Price Changed $125,000 Consolidated MLS

Property tax history

+4.1%/yr

Latest (2025): $1,384 · +4.2% YoY. Source: county tax records.