1123 Crescent Corner Dr · Columbia, SC 29405

$315,000

5 bd · 2.5 ba · 2,236 sqft · SingleFamily · 79 Days on market

Built 2026 Good condition 5,662 sqft lot $44/mo HOA · 2% of rent

---

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 +10.4/30.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Save up to $10,000 in closing costs with our partner lender. This beautifully designed home offers a flexible layout ideal for today’s lifestyle, featuring four spacious bedrooms and two-and-a-half bathrooms. At the heart of the home is an expansive open-concept living area that flows effortlessly from the large family room to the eat-in kitchen. A generous island with Miami vena quartz countertops, gray countertops, stainless steel appliances, and bar stool seating makes this kitchen a dream for any home chef. The main level also includes a versatile bonus room—perfect for a home office, guest space, or playroom. Upstairs, you’ll find a true primary retreat with vaulted c

Key facts

• Primary retreat
• Generous island
• Versatile bonus room

Tags

• OPEN-CONCEPT LIVING AREA
• GENEROUS ISLAND
• MIAMI VENA QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• VERSATILE BONUS ROOM
• PRIMARY RETREAT

Property features AI

Finance

• Other: Model home address provided for directions
• HOA & community: Homeowners association present; Association maintains common areas, pool, sidewalks, and street lights; New construction builder warranty

Exterior

• Parking: Attached garage with 2 car spaces
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Lot in a paved-road neighborhood
• Construction: Partial brick above foundation with vinyl siding; Slab foundation
• Exterior features: Covered front porch; Covered back porch; Partial gutters; Automatic sprinkler system; Community pool; Sidewalks in the community

Interior

• Kitchen: Eat-in kitchen with island; Quartz countertops; Dishwasher; Disposal; Over-the-range microwave; Self-cleaning smooth-surface range
• Bedrooms: Primary suite with double vanity, garden tub, separate shower, walk-in closet, and box ceilings (second level); Bedroom 2 with shared bath and walk-in closet (second level); Bedroom 3 with shared bath and walk-in closet (second level); Bedroom 4 with shared bath and walk-in closet (second level)
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Two full baths; One half bath; Two additional full secondary baths
• Heating & cooling: Central air conditioning with split system and zoned controls; Gas heating on both first and second levels; Split system heating and zoned controls
• Interior features: Recessed lighting; One fireplace; Tankless water heater; Cable TV available
• Laundry & utility: Washer/dryer connections located on the second level

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (17.4% below list).
• Recommended offer: $260k (17.4% 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: Catawba Trail Elementary (math 43% / reading 41%, grade F, #256 of 597 statewide, top 45%, 591 students, 59% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 57% at this address vs 41% district-wide (+16 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 fast (+6.4%/yr); 205 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $2,602/mo this rent would consume 55% of the median local household income ($57k/yr) (locally 1564% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 79 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $260,241 (17.4% 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. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.36% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.41×
• Total profit: $-52,391
• Equity at exit: $46,968

10-year hold

• IRR: -2.8%
• Equity multiple: 0.79×
• Total profit: $-18,894
• Equity at exit: $27,235

Cash invested: $88,200 (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 29405

• Home prices YoY: -29.0%
• Rents YoY: 6.4%
• Active inventory: 205
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,602 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$44
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-165

Break-even live

Break-even rent $2,811

Max offer price $291,126

Occupancy floor —

Sensitivity live

Price	-10% $53	-5% $-56	+0% $-165	+5% $-274	+10% $-383
Rent	-10% $-371	-5% $-268	+0% $-165	+5% $-62	+10% $41
Rate	-1.0pp $-6	-0.5pp $-85	base $-165	+0.5pp $-247	+1.0pp $-330

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Ollivander Ln Elgin, SC	4.0	2.5	2440	$2,400	$0.98	25d	1	0.25mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 20 events

1. 2026-06-22
   days on market $315,000 Active 79 DOM
2. 2026-06-18
   days on market $315,000 Active 76 DOM
3. 2026-06-17
   price $315,000 Active 75 DOM
4. 2026-06-17
   days on market $320,000 Active 75 DOM
5. 2026-06-16
   days on market $320,000 Active 74 DOM
6. 2026-06-15
   days on market $320,000 Active 73 DOM
7. 2026-06-14
   days on market $320,000 Active 71 DOM
8. 2026-06-13
   days on market $320,000 Active 70 DOM
9. 2026-06-10
   days on market $320,000 Active 68 DOM
10. 2026-06-09
    days on market $320,000 Active 67 DOM
11. 2026-06-08
    days on market $320,000 Active 66 DOM
12. 2026-06-07
    days on market $320,000 Active 65 DOM
13. 2026-06-05
    days on market $320,000 Active 62 DOM
14. 2026-06-03
    days on market $320,000 Active 61 DOM
15. 2026-06-03
    days on market $320,000 Active 60 DOM
16. 2026-06-01
    days on market $320,000 Active 59 DOM
17. 2026-05-31
    days on market $320,000 Active 58 DOM
18. 2026-05-07
    price $320,000
19. 2026-05-01
    price $320,582
20. 2026-04-03
    listed $317,582 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 5/10 Major
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,229
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,498
• − Management: −$2,498
• − HOA: −$528
• − Depreciation: −$9,164
• Taxable loss: −$7,404
• Est. tax savings @ 24.0%: +$1,777
• After-tax cash flow: $-203/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 None rehab

This move-in-ready home offers a spacious and well-maintained interior with modern appliances and a flexible layout. The exterior is in good condition, and the property is ready for immediate occupancy.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Resale Replace window treatments — Freshens look
• Both Install smart home devices — Improves functionality and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Replace window treatments — Freshens look ↑
• Both Install smart home devices — Improves functionality and energy efficiency ↑

ⓘ 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

• Census place: Columbia, SC
• County: Charleston County · 366,793 people
• City population: 335,994
• Metro: Charleston-North Charleston, SC
• Population (ZIP): 26,254
• Household income: $56,600
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1564.0

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 34% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 4% · 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: ▼ -152.19%
• Current HPI: 372.8886
• Rent YoY: ▲ 6.36%
• Metro: Charleston-North Charleston, 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

+0.8% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $320,000 Consolidated MLS
• 2026-05-01 Price Changed $320,582 Consolidated MLS
• 2026-04-03 Listed $317,582 Consolidated MLS