42 Cedar Top Ln · Columbia, SC 29212-0000

$280,000

3 bd · 2.0 ba · 1,833 sqft · SingleFamily public records · 20 Days on market

Built 1997 $50/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 +10.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

Welcome home to this beautifully maintained 4 bedroom, 3 bath retreat with just over 1,900 square feet of inviting living space and exceptional neighborhood amenities including a community boat ramp, clubhouse, pool, and tennis courts. From the manicured yard to the thoughtfully designed interior, every detail creates the perfect blend of comfort, style, and functionality. Inside, discover a grand living room featuring soaring ceilings, expansive windows that flood the space with natural light, durable LVP flooring, and a cozy fireplace that anchors the room beautifully. The open formal dining room makes entertaining seamless while keeping everyone connected. The spacious kitchen is designe

Key facts

• Grand living room
• Community boat ramp
• Clubhouse

Tags

• COMMUNITY BOAT RAMP
• CLUBHOUSE
• POOL
• TENNIS COURTS
• MANICURED YARD
• GRAND LIVING ROOM

Property features AI

Finance

• Other: Property located on a paved road; House sits in a cul-de-sac (per directions)
• HOA & community: Homeowners association with community amenities; Community clubhouse, pool, tennis courts, playground, sidewalks, and street light maintenance; Community boat ramp

Exterior

• Parking: Attached 2-car garage; Two parking spaces total
• Utilities: Public water; Public sewer
• Home design: Single-family home with 1.5 stories; Main entry on main level
• Construction: Partial brick above foundation with vinyl siding; Slab foundation
• Exterior features: Covered front porch; Rear wood privacy fence; Full gutters; Deck

Interior

• Kitchen: Eat-in kitchen with pantry; Formica countertops and tiled backsplash; Painted cabinets; Recessed lighting; Smooth-surface free-standing range; Dishwasher, disposal, and over-the-range microwave
• Bedrooms: Primary suite on main level with bay window, double vanity, garden tub, separate shower, private water closet, walk-in closet, and luxury vinyl plank flooring; Two additional main-level bedrooms with high ceilings, ceiling fans, private closets, shared baths with tub/shower and luxury vinyl plank flooring; Fourth bedroom on second level (FROG) with ceiling fan, private closet, and carpeted floors; includes private bath
• Flooring: Luxury vinyl plank in main living areas, primary suite, and two main bedrooms; Carpet in the second-level bedroom (FROG)
• Bathrooms: Three full bathrooms total (including one in the FROG); Primary bathroom features double vanity, garden tub, separate shower, and private water closet
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans in main living areas and bedrooms; Attic access; Gas/wood fireplace in great room; Vaulted and high ceilings; Recessed lighting throughout
• Laundry & utility: Main-level laundry in heated mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (27.1% below list).
• Recommended offer: $204k (27.1% 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.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oak Pointe Elementary (math 63% / reading 62%, grade B, #69 of 597 statewide, top 12%, 520 students, 48% FRL); Dutch Fork Middle (math 39% / reading 52%, grade D+, #46 of 229 statewide, top 20%, 921 students, 57% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 52% FRL vs 27% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $148k; list at $280k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $204,100 (27.1% 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: 0.73% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.7%
• Equity multiple: 1.33×
• Total profit: $25,570
• Equity at exit: $125,900

10-year hold

• IRR: 8.6%
• Equity multiple: 2.30×
• Total profit: $102,258
• Equity at exit: $194,027

Cash invested: $78,400 (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 29212-0000

• Active inventory: 1
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$117
• HOA: −$50
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-127

Break-even live

Break-even rent $2,201

Max offer price $257,616

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-47	+0% $-127	+5% $-206	+10% $-285
Rent	-10% $-288	-5% $-207	+0% $-127	+5% $-46	+10% $35
Rate	-1.0pp $14	-0.5pp $-55	base $-127	+0.5pp $-199	+1.0pp $-273

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
174 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	25d	1	0.21mi
185 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	25d	1	0.27mi
193 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	25d	1	0.29mi
167 Pond Oak Ln Columbia, SC	3.0	2.0	2105	$2,200	$1.05	25d	1	0.30mi
197 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	25d	1	0.30mi
201 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	25d	1	0.31mi
200 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	25d	1	0.31mi
204 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,875	$1.40	25d	1	0.32mi
209 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.33mi
211 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.33mi
208 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.33mi
213 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.33mi
210 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.33mi
215 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.34mi
212 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.34mi
214 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.34mi
217 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.34mi
219 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.35mi
220 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.35mi
221 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.35mi
222 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.35mi
223 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.36mi
224 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.36mi
225 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.36mi
227 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.36mi
226 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.36mi
229 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.37mi
228 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.37mi
231 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.37mi
230 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.37mi
233 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.38mi
232 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.38mi
234 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.38mi
235 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,025	$1.52	4d	1	0.38mi
237 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$2,125	$1.59	4d	1	0.39mi
2 Beagle Ct Irmo, SC	3.0	2.0	1289	$1,849	$1.43	13d	1	1.03mi
316 Stamport Cir Irmo, SC	3.0	2.5	1500	$1,575	$1.05	5d	1	1.24mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   statusdays on market $280,000 Pending 20 DOM
2. 2026-06-17
   days on market $280,000 Active - Contingent 19 DOM
3. 2026-06-16
   days on market $280,000 Active - Contingent 18 DOM
4. 2026-06-15
   days on market $280,000 Active - Contingent 17 DOM
5. 2026-06-14
   days on market $280,000 Active - Contingent 15 DOM
6. 2026-06-13
   days on market $280,000 Active - Contingent 14 DOM
7. 2026-06-10
   days on market $280,000 Active - Contingent 12 DOM
8. 2026-06-09
   days on market $280,000 Active - Contingent 11 DOM
9. 2026-06-08
   days on market $280,000 Active - Contingent 10 DOM
10. 2026-06-07
    days on market $280,000 Active - Contingent 9 DOM
11. 2026-06-03
    statusdays on market $280,000 Active - Contingent 5 DOM
12. 2026-06-03
    days on market $280,000 Active 4 DOM
13. 2026-06-01
    days on market $280,000 Active 3 DOM
14. 2026-05-31
    days on market $280,000 Active 2 DOM
15. 2026-05-29
    listed $280,000 Active
16. 2015-12-17
    soldstatus $148,000
17. 2001-04-16
    soldstatus $141,500
18. 1998-09-10
    soldstatus $119,900
19. 1998-07-13
    soldstatus $135,000
20. 1998-02-26
    soldstatus $135,000

ⓘ 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: $1,249 · $104/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$347/yr (+$29/mo · 27.8%)

ⓘ 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 3/10 Moderate
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,492
• − Mortgage interest: −$15,684
• − Property taxes: −$1,249
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$600
• − Depreciation: −$8,145
• Taxable loss: −$6,506
• Est. tax savings @ 24.0%: +$1,561
• After-tax cash flow: $41/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: Lexington 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+107.4% since first listed

6 events — show timeline

• 2026-05-29 Listed $280,000 Consolidated MLS
• 2015-12-17 Sold (Public Records) $148,000 Public Records
• 2001-04-16 Sold (Public Records) $141,500 Public Records
• 1998-09-10 Sold (Public Records) $119,900 Public Records
• 1998-07-13 Sold (Public Records) $135,000 Public Records
• 1998-02-26 Sold (Public Records) $135,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,249 · +3.4% YoY. Source: county tax records.