1716 Devonwood Dr · St. Andrews, SC 29210

$92,000

2 bd · 2.0 ba · 1,019 sqft · Condo public records · 2 Days on market

Built 1972

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME HOME! Updated and move-in ready, this beautifully refreshed 2-bedroom, 1.5-bath condo offers comfort, warmth, and modern touches throughout at a comfortable price point!l Major upgrades provide peace of mind, including: & acirc; & euro; & cent; New HVAC system & acirc; & euro; & cent; New hot water heater & acirc; & euro; & cent; Updated plumbing/water lines & acirc; & euro; & cent; New lighting fixtures and ceiling fan & acirc; & euro; & cent; New carpet & acirc; & euro; & cent; Fresh interior updates throughout & acirc; & euro; & cent; All wall-mounted items included The HOA fe

Key facts

• New carpet
• New hot water heater
• New hvac system

Tags

• NEW HVAC SYSTEM
• NEW HOT WATER HEATER
• UPDATED PLUMBING WATER LINES
• NEW LIGHTING FIXTURES
• NEW CARPET
• FRESH INTERIOR UPDATES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).

Location & tenants

• Location reads: area grade B — 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.
• Market conditions: Rents rising fast (+5.0%/yr); 145 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $92k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $92,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.37% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.81%
• DSCR: 1.70
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.36×
• Total profit: $9,319
• Equity at exit: $13,717

10-year hold

• IRR: 19.8%
• Equity multiple: 2.83×
• Total profit: $47,115
• Equity at exit: $7,954

Cash invested: $25,760 (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

• Home prices YoY: -32.2%
• Rents YoY: 5.0%
• Active inventory: 145
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$482
• Tax from tax record: −$134 /mo · $1,613/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $339

Break-even live

Break-even rent $829

Max offer price $92,000

Occupancy floor 68%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Cambout St Columbia, SC	2.0	2.0	1100	$1,450	$1.32	23d	1	0.12mi
1601 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	706	$1,051	$1.49	14d	51	0.15mi
1800 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	986	$900	$0.91	11d	62	0.22mi
1401 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	1000	$1,116	$1.12	14d	9	0.30mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$1,180	$1.35	11d	25	0.35mi
2112 Chandler Ave Columbia, SC	3.0	3.0	1350	$1,850	$1.37	23d	1	0.46mi
1808 Laredo Dr Columbia, SC	3.0	2.0	1250	$1,661	$1.33	23d	1	0.53mi
1839 Hi Sierra Dr Columbia, SC	3.0	2.0	1500	$1,731	$1.15	23d	1	0.63mi
4501 Bentley Dr Columbia, SC	1.0–3.0	1.0–2.0	946	$1,328	$1.40	11d	18	0.77mi
1725 Kathleen Dr Unit B Columbia, SC	2.0	2.0	1100	$1,275	$1.16	23d	1	0.87mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,300	$1.20	19d	3	1.04mi
324 Menlo Dr Unit BG0324 Columbia, SC	2.0	1.0	912	$1,175	$1.29	14d	1	1.05mi
114 Menlo Dr Unit BG0114 Columbia, SC	3.0	2.0	1300	$1,675	$1.29	19d	1	1.11mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	23d	1	1.14mi
1510 Saint Andrews Rd Columbia, SC	3.0	2.0	1196	$1,215	$1.02	14d	36	1.19mi
2218 Apple Valley Rd Apt B Columbia, SC	2.0	1.0	900	$995	$1.11	23d	1	1.20mi
2218 Apple Valley Rd Columbia, SC	3.0	1.0	972	$1,295	$1.33	23d	1	1.20mi
3900 Bentley Dr Columbia, SC	1.0–2.0	1.0–2.0	873	$1,330	$1.52	11d	40	1.27mi
100 Bryton Trce Columbia, SC	2.0	1.0–2.0	950	$1,215	$1.28	21d	4	1.31mi
2025 Apple Valley Rd Unit B Columbia, SC	2.0	1.0	842	$925	$1.10	23d	1	1.31mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,224	$1.93	11d	24	1.38mi
200 Saluda River Rd Columbia, SC	1.0–2.0	1.0–1.5	900	$1,120	$1.24	11d	8	1.41mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,062	$1.16	11d	9	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-26
   listed $92,000 Active
2. 2001-03-30
   soldstatus $55,000
3. 1983-10-01
   soldstatus $36,500

ⓘ 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: $1,613 · $134/mo
• Projected year-2 tax: $1,613 · $134/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,107
• − Mortgage interest: −$5,153
• − Property taxes: −$1,613
• − Insurance: −$460
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$2,676
• Taxable income: $2,787
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $3,403/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 — St. Andrews

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

Census & demographics

• Census place: St. Andrews, SC
• County: Richland County · 389,530 people
• City population: 40,504
• Metro: Columbia, SC
• Population (ZIP): 39,962
• Household income: $50,871
• Rent vs Own: 63.7% rent · 36.3% own
• Severe rent burden: 2859.0

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 0.58)
• Race & ethnicity: Black 55% White 34% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Arab 2% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% 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: ▼ -107.61%
• Current HPI: 226.2564
• Rent YoY: ▲ 5.00%
• 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

+152.1% since first listed

3 events — show timeline

• 2026-05-26 Listed $92,000 FSBO.com
• 2001-03-30 Sold (Public Records) $55,000 Public Records
• 1983-10-01 Sold (Public Records) $36,500 Public Records

Property tax history

+14.2%/yr

Latest (2025): $1,613 · +2.4% YoY. Source: county tax records.