233 Sunday Silence Ln · Columbia, SC 29045

$265,000

4 bd · 2.5 ba · 1,910 sqft · SingleFamily · 17 Days on market

Built 2011 Good condition 5,227 sqft lot Est $269k · at est. $44/mo HOA · 2% 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 +11.7/30.0
• ARV discount +8.2/15.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked into the sought-after Jacob’s Creek community, this 4-bedroom, 2.5-bath home gives you the space and layout that just makes sense. All bedrooms are upstairs, keeping the main level open for everyday living and entertaining, plus there’s a dedicated office downstairs that’s perfect for working from home or a quiet flex space. The kitchen is a standout with granite countertops and plenty of room to cook, gather, and actually enjoy being in the space. The bathrooms have been recently renovated, giving a fresh, updated feel, and the primary suite stands out with a separate tub and shower along with a spacious walk-in closet. Step out back to a fully fenced yard with ple

Key facts

• Dedicated office
• Granite countertops
• Fully fenced yard

Tags

• DEDICATED OFFICE
• GRANITE COUNTERTOPS
• RECENTLY RENOVATED BATHROOMS
• SEPARATE TUB AND SHOWER
• SPACIOUS WALK-IN CLOSET
• FULLY FENCED YARD

Property features AI

Finance

• HOA & community: Homeowners association with common area maintenance; HOA includes access to playground and pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Wood privacy fencing; Paved road access; Community pool

Interior

• Kitchen: Granite countertops; Stained wood cabinets
• Bedrooms: Master suite with garden tub, separate shower and walk-in closet (located on second level); Three additional bedrooms with private closets and shared baths (all located on second level)
• Flooring: Luxury vinyl plank in main living areas and kitchen; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans in living area and master bedroom; Luxury vinyl plank flooring in living area and kitchen; Carpeted bedrooms
• Laundry & utility: Laundry in a utility room (washer/dryer area on second level)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-76 ($-910/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (14.0% below list).
• Recommended offer: $228k (14.0% below list) — sets the bar for 1% rule.

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 02 (suburban): math 35% / reading 47% proficiency, ranked #29 of 80 in SC (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bookman Road Elementary (math 47% / reading 52%, grade D, #168 of 597 statewide, top 31%, 499 students, 62% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 55% FRL vs 38% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 41% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.7%/yr); 334 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/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 $8k 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 17 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $227,790 (14.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.86% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $269,310
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 Jack Russell Ct	0.19mi	4/2.5	1,920 (+0%)	9mo	$234,990	$122	83
396 Longfellows Ln	0.03mi	4/2.5	1,648 (-14%)	17mo	$235,000	$143	62
752 Jack Russell Ct	0.23mi	3/2.5 (-1)	1,714 (-10%)	13mo	$242,000	$141	56
116 Windwood Dr	0.57mi	3/2.5 (-1)	2,095 (+10%)	4mo	$184,000	$88	49
1 Loggerhead Dr	0.73mi	3/2.0 (-1)	1,800 (-6%)	11mo	$268,000	$149	40

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-48,394
• Equity at exit: $39,512

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-50,905
• Equity at exit: $22,912

Cash invested: $74,200 (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 29045

• Home prices YoY: -17.9%
• Rents YoY: 2.7%
• Active inventory: 334
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$44
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-76

Break-even live

Break-even rent $2,374

Max offer price $254,030

Occupancy floor 98%

Sensitivity live

Price	-10% $107	-5% $16	+0% $-76	+5% $-167	+10% $-259
Rent	-10% $-256	-5% $-166	+0% $-76	+5% $14	+10% $104
Rate	-1.0pp $58	-0.5pp $-8	base $-76	+0.5pp $-144	+1.0pp $-214

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
344 Longfellows Ln Elgin, SC	3.0	2.5	1652	$1,999	$1.21	4d	1	0.13mi
304 Longfellows Ln Elgin, SC	4.0	2.5	2050	$2,269	$1.11	4d	1	0.17mi
1111 Triple Crown Ct Elgin, SC	4.0	2.5	2624	$2,395	$0.91	24d	1	0.23mi
430 Grand National Ln Elgin, SC	4.0	2.5	2060	$2,049	$0.99	3d	1	0.39mi
10682 Two Notch Rd Elgin, SC	1.0–3.0	1.0–2.0	1052	$1,675	$1.59	3d	10	0.87mi
317 Greenwood Valley Ct Elgin, SC	3.0	2.0	1601	$1,950	$1.22	3d	1	1.27mi
1016 Peaceful Fawn Dr Elgin, SC	3.0	2.5	1679	$1,995	$1.19	15d	1	1.38mi
308 Sundew Rd Elgin, SC	3.0	2.5	1800	$2,050	$1.14	4d	1	1.48mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 14 events

1. 2026-06-18
   days on market $265,000 Active 17 DOM
2. 2026-06-17
   days on market $265,000 Active 16 DOM
3. 2026-06-16
   days on market $265,000 Active 15 DOM
4. 2026-06-15
   days on market $265,000 Active 14 DOM
5. 2026-06-14
   days on market $265,000 Active 12 DOM
6. 2026-06-13
   days on market $265,000 Active 11 DOM
7. 2026-06-10
   days on market $265,000 Active 9 DOM
8. 2026-06-09
   days on market $265,000 Active 8 DOM
9. 2026-06-08
   days on market $265,000 Active 7 DOM
10. 2026-06-07
    days on market $265,000 Active 6 DOM
11. 2026-06-05
    days on market $265,000 Active 3 DOM
12. 2026-06-03
    days on market $265,000 Active 2 DOM
13. 2026-06-02
    days on marketlisting id $265,000 Active 1 DOM
14. 2026-04-30
    listed $265,000 Active

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

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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,335
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$528
• − Depreciation: −$7,709
• Taxable loss: −$5,420
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $391/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with recent updates and a good curb appeal. It's move-in ready and would benefit from some exterior and interior painting to enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen appliances — Upgraded appliances can attract more buyers
• Resale Bathroom fixtures — Modern fixtures can increase appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Upgraded appliances can attract more buyers ↑
• Resale Bathroom fixtures — Modern fixtures can increase appeal and value ↑

ⓘ 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 02
• NCES district ID: 4503390
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $59,684
• Composite: 36.2/100
• National rank: #4730
• State rank: #29 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: Kershaw County · 47,655 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 31,372
• Household income: $87,366
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 204.0

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: White 53% Black 31% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Korean 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: ▼ -45.60%
• Current HPI: 209.2469
• Rent YoY: ▲ 2.70%
• 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

1 event — show timeline

• 2026-04-30 Listed $265,000 Consolidated MLS