1208 Bush River Rd Unit C11 · Columbia, SC 29210-7520

$54,500

2 bd · 1.0 ba · 1,015 sqft · Condo · 191 Days on market

Built 1973 $298/mo HOA · 27% of rent ↓ 27% since listing

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Why this score? — see what drove the B- 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 +24.9/30.0
• 1% rule +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move in Ready. Top floor (3rd Floor) Centrally located 2 bedroom 1 bath condo. Convenient to I-26, I-20, Harbison shopping - dining and downtown Columbia. Vaulted ceilings in main living space, Washer - dryer hook up inside the unit. Large balcony Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Washer dryer hook up
• Centrally located
• Large balcony

Tags

• TOP FLOOR
• CENTRALLY LOCATED
• WASHER DRYER HOOK UP
• LARGE BALCONY

Property features AI

Finance

• Other: Directions: I-20 to Bush River. Left toward downtown. Right into complex, right at stop sign — 2nd building on left.
• HOA & community: Association present

Exterior

• Parking: 1 parking space
• Utilities: Public sewer; Public water (listed above)
• Home design: Single-story
• Construction: Slab foundation
• Exterior features: Partial brick exterior above foundation; Paved road access; Public water

Interior

• Kitchen: Kitchen located on main level
• Bedrooms: Master bedroom on main level; Second bedroom on main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Family room on main level; Kitchen on main level
• Laundry & utility: Washer/Dryer on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $54k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: schools D+, 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.
• Market conditions: 4 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($377 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $11k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; HOA is 27% of rent.
• Climate carrying-cost: major wind risk, 62% 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 $47,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.06% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.4%
• Equity multiple: 1.94×
• Total profit: $14,285
• Equity at exit: $24,506

10-year hold

• IRR: 18.1%
• Equity multiple: 3.67×
• Total profit: $40,758
• Equity at exit: $37,766

Cash invested: $15,260 (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 29210-7520

• Active inventory: 4
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$286
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$23
• HOA: −$298
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $117

Break-even live

Break-even rent $974

Max offer price $54,500

Occupancy floor 85%

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1000	$1,072	$1.07	23d	3	0.04mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1050	$1,050	$1.00	14d	4	0.04mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,224	$1.93	11d	24	0.88mi
114 Menlo Dr Unit BG0114 Columbia, SC	3.0	2.0	1300	$1,675	$1.29	19d	1	0.90mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,300	$1.20	19d	3	0.90mi
324 Menlo Dr Unit BG0324 Columbia, SC	2.0	1.0	912	$1,175	$1.29	14d	1	0.92mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	23d	1	0.93mi
900 Gracern Rd Columbia, SC	1.0–3.0	1.0–2.0	1029	$1,414	$1.37	23d	5	1.07mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,062	$1.16	11d	9	1.30mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	11d	32	1.34mi
200 Saluda River Rd Columbia, SC	1.0–2.0	1.0–1.5	900	$1,120	$1.24	11d	8	1.37mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$1,180	$1.35	11d	25	1.42mi
1401 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	1000	$1,116	$1.12	14d	9	1.47mi

HOA detail condo

• Monthly dues: $298 · $3,576/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $54,500 Active 191 DOM
2. 2026-06-17
   days on market $54,500 Active 190 DOM
3. 2026-06-16
   days on market $54,500 Active 189 DOM
4. 2026-06-15
   days on market $54,500 Active 188 DOM
5. 2026-06-14
   days on market $54,500 Active 186 DOM
6. 2026-06-13
   days on market $54,500 Active 185 DOM
7. 2026-06-10
   days on market $54,500 Active 183 DOM
8. 2026-06-09
   days on market $54,500 Active 182 DOM
9. 2026-06-08
   days on market $54,500 Active 181 DOM
10. 2026-06-07
    days on market $54,500 Active 180 DOM
11. 2026-06-03
    days on market $54,500 Active 176 DOM
12. 2026-06-03
    days on market $54,500 Active 175 DOM
13. 2026-06-01
    days on market $54,500 Active 174 DOM
14. 2026-05-31
    days on market $54,500 Active 173 DOM
15. 2026-05-16
    price $54,500
16. 2026-04-04
    price $58,500
17. 2026-01-19
    status Active
18. 2025-12-17
    status Pending
19. 2025-11-06
    listed $65,500 Active
20. 2025-10-10
    historical $945
21. 2025-09-13
    listed $945
22. 2024-03-08
    historical $945
23. 2024-02-23
    listed $945
24. 2023-12-29
    historical $945
25. 2023-11-22
    price $945
26. 2023-11-03
    listed $995
27. 2023-10-11
    soldstatus $75,000
28. 2023-10-10
    status Pending
29. 2023-09-25
    listed Active - Contingent
30. 2023-09-25
    listed $75,000

ⓘ 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: $1,951 · $163/mo
• Projected year-2 tax: $1,951 · $163/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $13,461
• − Mortgage interest: −$3,053
• − Property taxes: −$1,951
• − Insurance: −$272
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − HOA: −$3,576
• − Depreciation: −$1,585
• Taxable income: $870
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $1,197/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-27.3% since first listed

16 events — show timeline

• 2026-05-16 Price Changed $54,500 Consolidated MLS
• 2026-04-04 Price Changed $58,500 Consolidated MLS
• 2026-01-19 Relisted — Consolidated MLS
• 2025-12-17 Pending — Consolidated MLS
• 2025-11-06 Listed $65,500 Consolidated MLS
• 2025-10-10 Rental Removed $945 RENTLY
• 2025-09-13 Listed for Rent $945 RENTLY
• 2024-03-08 Rental Removed $945 RENTLY
• 2024-02-23 Listed for Rent $945 RENTLY
• 2023-12-29 Rental Removed $945 RENTLY
• 2023-11-22 Price Changed $945 RENTLY
• 2023-11-03 Listed for Rent $995 RENTLY
• 2023-10-11 Sold (Public Records) $75,000 Public Records
• 2023-10-10 Pending — Consolidated MLS
• 2023-09-25 Listed — Consolidated MLS
• 2023-09-25 Listed $75,000 Consolidated MLS

Property tax history

+12.1%/yr

Latest (2024): $1,951 · +226.2% YoY. Source: county tax records.