1114 Crescent Moon Loop · Columbia, SC 29061

$238,000

3 bd · 2.5 ba · 1,633 sqft · SingleFamily · 51 Days on market

Built 2024 Good condition 4,791 sqft lot Est $242k · at est. $25/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 +13.4/30.0
• ARV discount +8.2/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Savannah Woods! Located in Hopkins, 1114 Crescent Moon Loop provides a peaceful, residential setting just southeast of Columbia, with an easy commute to downtown Columbia, Fort Jackson, and the University of South Carolina. Enjoy convenient access to nearby shopping, dining, and major roadways while still benefiting from a quiet, suburban atmosphere. Built in 2024, this thoughtfully designed 3-bedroom, 2.5-bath home features just over 1,600 square feet of comfortable, modern living. The main level features an open-concept layout with durable LVP flooring throughout and a bright living room with soaring ceilings that create an airy, welcoming feel. The kitchen is ideal for both ev

Key facts

• Large granite island
• Durable lvp flooring
• Open-concept layout

Tags

• EASY COMMUTE TO DOWNTOWN
• CONVENIENT ACCESS TO SHOPPING
• OPEN-CONCEPT LAYOUT
• DURABLE LVP FLOORING
• LARGE GRANITE ISLAND
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Association present; Association covers common area maintenance

Exterior

• Parking: Attached 1-car garage; Two total parking spaces
• Utilities: Public sewer; Public water
• Home design: Two-story single-family home; Vinyl exterior
• Construction: Slab foundation
• Exterior features: Covered front porch; Patio; Sprinkler system; Public water

Interior

• Kitchen: Eat-in kitchen with island and pantry; Granite countertops; Recessed lighting; Dishwasher; Disposal; Microwave (above stove); Free-standing gas range
• Bedrooms: Master bedroom with double vanity, private bath, separate shower, walk-in closet, ceiling fan, and carpet (Second level); Bedroom 2 with shared tub/shower bath, private closet and carpet (Second level); Bedroom 3 with shared tub/shower bath, private closet and carpet (Second level)
• Flooring: Luxury vinyl plank on main living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary bathrooms
• Heating & cooling: Zoned cooling; Gas heating on both first and second levels
• Interior features: Ceiling fans; Garage door opener; Smoke detector; Attic access; Tankless water heater; Loft
• Laundry & utility: Second-level laundry area; Electric hook-up; Heated laundry space

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $238k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $3 ($32/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 $212k (11.1% below list).
• Recommended offer: $212k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Horrell Hill Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 562 students, 100% FRL); Southeast Middle (math 7% / reading 19%, grade F, #210 of 229 statewide, top 93%, 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 42% 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 51 days — a 3% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $211,701 (11.1% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $241,684
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1062 Crescent Moon Loop	0.15mi	3/2.5	1,557 (-5%)	12mo	$252,000	$162	75
925 Farnsworth Dr	0.56mi	3/2.0	1,674 (+2%)	1mo	$247,000	$148	67
534 S Maney Ct	0.74mi	3/1.5	1,606 (-2%)	6mo	$203,010	$126	53

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-38,349
• Equity at exit: $35,487

10-year hold

• IRR: -7.9%
• Equity multiple: 0.51×
• Total profit: $-32,982
• Equity at exit: $20,578

Cash invested: $66,640 (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: $2,117 high
• Mortgage (P&I): −$1,248
• Tax est. 1.5%: −$298 /mo · $3,570/yr
• Insurance: −$99
• HOA: −$25
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $3

Break-even live

Break-even rent $2,114

Max offer price $238,000

Occupancy floor 95%

Sensitivity live

Price	-10% $167	-5% $85	+0% $3	+5% $-80	+10% $-162
Rent	-10% $-165	-5% $-81	+0% $3	+5% $86	+10% $170
Rate	-1.0pp $123	-0.5pp $63	base $3	+0.5pp $-59	+1.0pp $-122

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	16d	1	0.14mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	16d	1	0.55mi
345 Bevington Brook Ln Hopkins, SC	3.0	2.0	1475	$2,195	$1.49	25d	1	0.94mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	25d	1	1.06mi
352 Sandbach Rd Columbia, SC	4.0	2.5	1976	$2,300	$1.16	16d	1	1.30mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	16d	1	1.32mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	16d	1	1.33mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 24 events

1. 2026-06-18
   days on market $238,000 Active 51 DOM
2. 2026-06-17
   days on market $238,000 Active 50 DOM
3. 2026-06-16
   days on market $238,000 Active 49 DOM
4. 2026-06-15
   days on market $238,000 Active 48 DOM
5. 2026-06-14
   days on market $238,000 Active 46 DOM
6. 2026-06-10
   days on market $238,000 Active 43 DOM
7. 2026-06-09
   days on market $238,000 Active 42 DOM
8. 2026-06-09
   price $238,000 Active 41 DOM
9. 2026-06-08
   days on market $243,000 Active 41 DOM
10. 2026-06-07
    days on market $243,000 Active 40 DOM
11. 2026-06-03
    days on market $243,000 Active 36 DOM
12. 2026-06-03
    days on market $243,000 Active 35 DOM
13. 2026-06-01
    days on market $243,000 Active 34 DOM
14. 2026-05-31
    days on market $243,000 Active 33 DOM
15. 2026-05-19
    price $243,000
16. 2026-04-28
    listed $248,000 Active
17. 2026-02-12
    historical
18. 2025-11-24
    price $257,000
19. 2025-11-11
    listed $258,000 Active
20. 2025-02-09
    historical $1,880
21. 2025-02-07
    price $1,880
22. 2024-12-20
    listed $2,030
23. 2024-07-10
    status Pending
24. 2024-05-13
    listed $233,900 Active

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

Taxation est. · year 1

• Rental income: $25,404
• − Mortgage interest: −$13,332
• − Property taxes: −$3,570
• − Insurance: −$1,190
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − HOA: −$300
• − Depreciation: −$6,924
• Taxable loss: −$3,976
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $986/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This 2024-built home in Savannah Woods is in excellent condition with a good condition score of 80. It offers a modern, open-concept layout with durable flooring and fresh paint. The home is move-in ready with minimal repairs and maintenance needed.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase both resale and rental value.
• Both Adding a smart thermostat — A smart thermostat can increase both resale and rental value by improving energy efficiency and comfort.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase both resale and rental value. ↑
• Both Adding a smart thermostat — A smart thermostat can increase both resale and rental value by improving energy efficiency and comfort. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+3.9% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $243,000 Consolidated MLS
• 2026-04-28 Listed $248,000 Consolidated MLS
• 2026-02-12 Delisted — Consolidated MLS
• 2025-11-24 Price Changed $257,000 Consolidated MLS
• 2025-11-11 Listed $258,000 Consolidated MLS
• 2025-02-09 Rental Removed $1,880 SHOWMOJO
• 2025-02-07 Price Changed $1,880 SHOWMOJO
• 2024-12-20 Listed for Rent $2,030 SHOWMOJO
• 2024-07-10 Pending — Consolidated MLS
• 2024-05-13 Listed $233,900 Consolidated MLS