605 Chilhowie Rd · Columbia, SC 29209

$194,900

3 bd · 2.0 ba · 1,729 sqft · SingleFamily public records · 93 Days on market

Built 1981 0.39 ac lot ↓ 7% since listing

---

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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.7/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 506 Chillhowie Rd — a classic one-story home with timeless curb appeal and move-in ready comfort!This inviting 4-bedroom, 2-bath home offers a spacious and functional layout filled with natural light and neutral colors throughout. Step inside to a large living room featuring a beautiful central fireplace, vaulted ceiling, and ceiling fans that create an open and airy feel perfect for relaxing or entertaining. The kitchen comes fully equipped with a refrigerator, range, and dishwasher, along with a cozy breakfast nook for casual dining. A formal dining room provides the perfect space for gatherings and special occasions. Enjoy the comfort of carpet and laminate flooring, win

Key facts

• Breakfast nook
• Central fireplace
• Fenced yard

Tags

• CENTRAL FIREPLACE
• VAULTED CEILING
• BREAKFAST NOOK
• FENCED YARD
• INSIDE UTILITY ROOM

Property features AI

Exterior

• Parking: 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces unspecified direction
• Construction: Slab foundation
• Exterior features: Other exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom on main level; Bedroom 2 on main level; Bedroom 3 on main level; Bedroom 4 on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central electric heating
• Interior features: Fireplace (1)
• Laundry & utility: Laundry in utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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: 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 43% 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 93 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $177,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 7.8

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-21,317
• Equity at exit: $29,060

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-10,313
• Equity at exit: $16,851

Cash invested: $54,572 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$356 /mo · $4,277/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $190

Break-even live

Break-even rent $1,848

Max offer price $194,900

Occupancy floor 86%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
448 Red Poll Way Columbia, SC	4.0	2.5	1783	$2,183	$1.22	23d	1	1.06mi
425 Red Poll Way Columbia, SC	4.0	2.5	1783	$2,133	$1.20	23d	1	1.08mi
320 Beacons Field Rd Columbia, SC	3.0	2.5	1663	$2,183	$1.31	14d	1	1.13mi
27 Blue Fescue Way Columbia, SC	4.0	2.5	2075	$2,283	$1.10	23d	1	1.22mi
72 Blue Fescue Way Columbia, SC	4.0	2.5	2075	$2,233	$1.08	14d	1	1.29mi
79 Blue Fescue Way Columbia, SC	4.0	2.5	2075	$2,295	$1.11	11d	1	1.31mi
7524 Marie St Columbia, SC	3.0	1.0	1075	$1,350	$1.26	21d	1	1.41mi
7743 Garners Ferry Rd Columbia, SC	1.0–3.0	1.0–2.5	1045	$2,534	$2.42	2d	19	1.44mi

Listing history 7 events

1. 2026-05-23
   status Pending
2. 2026-05-08
   historical Active - Contingent
3. 2026-04-23
   price $194,900
4. 2026-04-23
   status Active
5. 2026-04-13
   historical Active - Contingent
6. 2026-03-26
   price $204,900
7. 2026-02-19
   listed $209,900 Active

ⓘ 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: $4,277 · $356/mo
• Projected year-2 tax: $4,277 · $356/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,054
• − Mortgage interest: −$10,917
• − Property taxes: −$4,277
• − Insurance: −$974
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$5,670
• Taxable loss: −$794
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $2,466/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): 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

-7.1% since first listed

7 events — show timeline

• 2026-05-23 Pending — Consolidated MLS
• 2026-05-08 Contingent — Consolidated MLS
• 2026-04-23 Price Changed $194,900 Consolidated MLS
• 2026-04-23 Relisted — Consolidated MLS
• 2026-04-13 Contingent — Consolidated MLS
• 2026-03-26 Price Changed $204,900 Consolidated MLS
• 2026-02-19 Listed $209,900 Consolidated MLS

Property tax history

+2.7%/yr

Latest (2025): $4,277 · +2.5% YoY. Source: county tax records.