2201 Liberty St · Columbia, SC 29203

$198,000

3 bd · 2.0 ba · 1,561 sqft · SingleFamily public records · 4 Days on market

Built 1955 6,534 sqft lot

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of style, comfort, and convenience in this beautifully remodeled 2-story home! Featuring 3BR/2BA with 1,561 sq. ft. plus a detached 200 sq. ft. studio—ideal for a home office, guest space, or creative studio. Situated on an oversized corner lot near Prisma Richland Hospital, this move-in-ready home offers peace of mind with a new roof, HVAC, and water heater. Enjoy an open floor plan, modern upgrades, a two-sided fireplace, and a fully fenced backyard perfect for entertaining. Prime location near downtown Columbia, BullStreet District, and Segra Park! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Discl

Key facts

• Oversized corner lot
• Detached studio
• New hvac

Tags

• REMODELED HOME
• DETACHED STUDIO
• OVERSIZED CORNER LOT
• NEW ROOF
• NEW HVAC
• NEW WATER HEATER

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Public sewer
• Home design: Two-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Bedrooms: Master bedroom located on the second floor
• Bathrooms: Two full bathrooms and one half bathroom
• Interior features: Two fireplaces; Central heating and central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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 $168k (15.0% below list).
• Recommended offer: $168k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Watkins-Nance Elementary (math 17% / reading 27%, grade F, #475 of 597 statewide, top 81%, 383 students, 100% FRL); C. A. Johnson High (math 34% / reading 84%, grade C+, #110 of 196 statewide, top 58%, 364 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 (+2.5%/yr); 238 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 44% of the median local income ($46k/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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 7y 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.
• Current owner paid $45k; list at $198k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $168,302 (15.0% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-21,961
• Equity at exit: $29,522

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-8,716
• Equity at exit: $17,119

Cash invested: $55,440 (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 29203

• Home prices YoY: -31.6%
• Rents YoY: 2.5%
• Active inventory: 238
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,683 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $174

Break-even live

Break-even rent $1,463

Max offer price $198,000

Occupancy floor 85%

Sensitivity live

Price	-10% $286	-5% $230	+0% $174	+5% $118	+10% $-176
Rent	-10% $41	-5% $107	+0% $174	+5% $240	+10% $307
Rate	-1.0pp $274	-0.5pp $224	base $174	+0.5pp $123	+1.0pp $70

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3500 Grand St Columbia, SC	3.0	2.0	1300	$2,000	$1.54	15d	1	0.13mi
3419 Piedmont Ave Columbia, SC	3.0	1.0	1100	$1,195	$1.09	24d	1	0.35mi
2241 Hurst St Columbia, SC	4.0	2.0	1980	$1,595	$0.81	24d	1	0.50mi
27 Bethune Ct Columbia, SC	3.0	2.0	1523	$1,625	$1.07	24d	1	0.54mi
1506 Charlton St Columbia, SC	3.0	2.0	1491	$1,500	$1.01	24d	1	0.89mi
2928 English Ave Unit NA Columbia, SC	3.0	1.0	1320	$1,590	$1.20	12d	1	1.03mi
2617 River Dr Columbia, SC	2.0–3.0	1.0–2.0	1038	$993	$0.96	15d	2	1.23mi
606 Muller Ave Columbia, SC	2.0	1.0	1240	$1,349	$1.09	12d	1	1.31mi
3145 Bronx Rd Columbia, SC	3.0	1.5	1207	$1,511	$1.25	24d	1	1.36mi

Listing history 21 events

1. 2026-05-07
   status Pending
2. 2026-05-04
   status Active
3. 2026-04-18
   status Pending
4. 2026-04-16
   listed $198,000 Active
5. 2026-01-23
   status Pending
6. 2025-12-14
   price $215,000
7. 2025-12-01
   price $235,000
8. 2025-10-20
   listed $250,000 Active
9. 2025-09-25
   listed $270,000 Active
10. 2025-09-20
    listed $265,000 Active
11. 2025-01-10
    soldstatus $45,000
12. 2023-07-28
    price $89,900
13. 2023-07-06
    listed $94,500 Active
14. 2020-01-21
    historical
15. 2020-01-21
    historical Active - Contingent
16. 2020-01-16
    status Active
17. 2020-01-09
    historical
18. 2019-12-31
    price $25,000
19. 2019-12-30
    status Active
20. 2019-12-16
    historical
21. 2019-12-04
    listed $30,000 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: $419 · $35/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$710/yr (+$59/mo · 169.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,196
• − Mortgage interest: −$11,091
• − Property taxes: −$419
• − Insurance: −$990
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$5,760
• Taxable loss: −$1,295
• Est. tax savings @ 24.0%: +$311
• After-tax cash flow: $2,397/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

• Census place: Columbia, SC
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 40,653
• Household income: $46,054
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1980.0

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 (80%)
• Race & ethnicity: Black 80% White 13% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -77.52%
• Current HPI: 168.2114
• Rent YoY: ▲ 2.50%
• 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

+560.0% since first listed

21 events — show timeline

• 2026-05-07 Pending — Consolidated MLS
• 2026-05-04 Relisted — Consolidated MLS
• 2026-04-18 Pending — Consolidated MLS
• 2026-04-16 Listed $198,000 Consolidated MLS
• 2026-01-23 Pending — Consolidated MLS
• 2025-12-14 Price Changed $215,000 Consolidated MLS
• 2025-12-01 Price Changed $235,000 Consolidated MLS
• 2025-10-20 Listed $250,000 Consolidated MLS
• 2025-09-25 Listed $270,000 Consolidated MLS
• 2025-09-20 Listed $265,000 CANOPYMLS as Distributed by MLS Grid
• 2025-01-10 Sold (Public Records) $45,000 Public Records
• 2023-07-28 Price Changed $89,900 Consolidated MLS
• 2023-07-06 Listed $94,500 Consolidated MLS
• 2020-01-21 Delisted — Consolidated MLS
• 2020-01-21 Contingent — Consolidated MLS
• 2020-01-16 Relisted — Consolidated MLS
• 2020-01-09 Delisted — Consolidated MLS
• 2019-12-31 Price Changed $25,000 Consolidated MLS
• 2019-12-30 Relisted — Consolidated MLS
• 2019-12-16 Delisted — Consolidated MLS
• 2019-12-04 Listed $30,000 Consolidated MLS

Property tax history

-7.9%/yr

Latest (2025): $419 · +2.2% YoY. Source: county tax records.