410 Eclipse Ln · Columbia, SC 29045-8567

$240,000

4 bd · 2.5 ba · 1,768 sqft · SingleFamily · 269 Days on market

Built 2022 Good condition 4,791 sqft lot Garage $136/sqft · 16% below area Est $285k · 16% under $44/mo HOA · 2% of rent

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Why this score? — see what drove the C 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).

• ARV discount +14.6/15.0
• Cash flow +13.2/30.0
• Schools +5.5/10.0
• Appreciation +5.0/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0

Listing remarks

* * $10k Rate Buy Down w/ Ameris Bank! * * This popular Mungo “Evans” floor plan includes 4 bedrooms and 2.5 bathrooms with a desirable main-level owner’s suite. Luxury vinyl plank flooring flows throughout the main living areas, creating a cohesive and low-maintenance design. Just off the entryway, the kitchen and spacious laundry room provide everyday convenience, with the laundry room providing the perfect opportunity for a functional mudroom or drop zone. The open-concept layout is ideal for entertaining, as the kitchen seamlessly connects to the eat-in area and living room.

Key facts

• Granite countertops
• Open-concept layout
• 4,791 sq ft lot

Tags

• MAIN-LEVEL OWNERS SUITE
• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• BUILT-IN SPRINKLER SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-6 ($-70/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (10.5% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 5.1% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Pontiac Elementary (math 39% / reading 35%, grade F, #315 of 597 statewide, top 55%, 724 students, 68% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 41% district-wide (+14 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: 1 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 107d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,200 (12.0% 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. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (median comp): $285,086
• List price: $240,000
• Delta: -15.81%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Sugar Maple Ct	0.66mi	4/2.0	1,861 (+5%)	39mo	$260,000	$140	38
125 Calming Creek Way	2.24mi	3/2.5 (-1)	1,748 (-1%)	37mo	$305,000	$174	38
25 Sugar Maple Ct	0.68mi	3/2.0 (-1)	1,720 (-3%)	36mo	$240,000	$140	37
441 Layup Cir	1.07mi	3/2.0 (-1)	1,620 (-8%)	9mo	$329,900	$204	36
127 Sorrel Tree Ln	2.12mi	3/2.0 (-1)	1,897 (+7%)	16mo	$245,000	$129	32
505 E Peaceful Pines Way	2.14mi	3/2.5 (-1)	1,854 (+5%)	34mo	$261,445	$141	32
25 Lone Oak Ct	1.00mi	3/2.0 (-1)	1,682 (-5%)	41mo	$265,000	$158	30
1145 Declaration Dr	2.20mi	3/3.0 (-1)	1,630 (-8%)	36mo	$275,000	$169	25
1276 Independence Dr	2.20mi	3/2.5 (-1)	1,578 (-11%)	36mo	$252,000	$160	22
909 Tuxford Trl	1.91mi	3/2.5 (-1)	2,100 (+19%)	25mo	$278,600	$133	15
100 Calming Creek Way	2.15mi	5/3.0 (+1)	2,225 (+26%)	40mo	$310,000	$139	13
1415 Ardennes Dr	2.07mi	2/2.0 (-2)	1,342 (-24%)	37mo	$227,500	$170	8

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.43×
• Total profit: $28,599
• Equity at exit: $107,914

10-year hold

• IRR: 10.1%
• Equity multiple: 2.52×
• Total profit: $102,449
• Equity at exit: $166,309

Cash invested: $67,200 (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 →

Active competition Active MLS

• For sale now: 56 active · 59 under contract
• Median asking: $270,000 ($153/sqft)
• Median days on market: 66 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +5.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29045-8567

• Active inventory: 1
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$44
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-6

Break-even live

Break-even rent $2,155

Max offer price $239,154

Occupancy floor 95%

Sensitivity live

Price	-10% $160	-5% $77	+0% $-6	+5% $-89	+10% $-172
Rent	-10% $-176	-5% $-91	+0% $-6	+5% $79	+10% $164
Rate	-1.0pp $115	-0.5pp $55	base $-6	+0.5pp $-68	+1.0pp $-131

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: $60,000
• Closing costs: $7,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Eclipse Ln Elgin, SC	4.0	2.5	1726	$2,200	$1.27	107d	1	0.02mi
406 Eclipse Ln Elgin, SC	3.0	2.5	1962	$2,100	$1.07	6d	1	0.03mi
405 Eclipse Ln Elgin, SC	3.0	2.5	1476	$1,790	$1.21	48d	1	0.04mi
426 Eclipse Ln Elgin, SC	3.0	2.5	1476	$1,850	$1.25	0d	1	0.07mi
807 N Desert Orchard Ln Elgin, SC	3.0	2.5	1950	$2,300	$1.18	123d	1	0.09mi
241 Ridley Hill Ln , SC	4.0	2.5	2584	$2,400	$0.93	13d	1	0.12mi
1054 Crescent Corner Dr Elgin, SC	4.0	2.5	1800	$2,275	$1.26	107d	1	0.12mi
305 Ollivander Ln Elgin, SC	4.0	2.5	2440	$2,400	$0.98	164d	1	0.13mi
225 Bails Rd Elgin, SC	3.0	2.0	2176	$2,350	$1.08	143d	1	0.73mi

Property features AI

Finance

• Other: Cable TV availableSidewalk community
• HOA & community: Homeowner association presentAssociation amenities include clubhouse, pool, sidewalks, and common area maintenance

Exterior

• Parking: Attached garage with 1 garage space (main level)
• Utilities: Public waterPublic sewer
• Home design: Two-story homeHouse faces southeastVinyl exterior finishSlab foundation
• Construction: Vinyl sidingSlab foundation
• Exterior features: Covered front porchPatioSprinkler systemPaved road access

Interior

• Kitchen: PantryGranite countertopsPainted cabinetsBreakfast barRecessed lightingLuxury vinyl plank flooringDishwasherMicrowave (above stove)Free-standing, smooth-surface, self-cleaning range
• Bedrooms: Primary suite on main level with private bath, double vanity, separate shower, and walk-in closetBedroom 2 on second level with walk-in closet and tub/shower (shared bath)Bedroom 3 on second level with walk-in closet and tub/shower (shared bath)Bedroom 4 on second level with closet and tub/shower (shared bath)
• Flooring: Luxury vinyl plank in living areas and kitchenCarpet and vinyl flooring in bedrooms
• Bathrooms: Two full bathroomsOne partial bathroom (half bath)Main level has one full bath and one half bath
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Attic storage with pull-down accessGarage door openerSmoke detectorTankless water heaterGas water heaterDisposal
• Laundry & utility: Main-level laundry in heated mud roomElectric hook-up for washer/dryer

Listing history 50 events

1. 2026-11-08
   days on market $240,000 Active 269 DOM
2. 2026-11-07
   days on market $240,000 Active 268 DOM
3. 2026-11-06
   days on market $240,000 Active 267 DOM
4. 2026-11-06
   price $240,000 Active 266 DOM
5. 2026-11-05
   days on market $249,000 Active 266 DOM
6. 2026-11-04
   days on market $249,000 Active 265 DOM
7. 2026-11-02
   days on market $249,000 Active 263 DOM
8. 2026-11-01
   days on market $249,000 Active 262 DOM
9. 2026-10-31
   days on market $249,000 Active 261 DOM
10. 2026-10-30
    days on market $249,000 Active 260 DOM
11. 2026-10-29
    days on market $249,000 Active 259 DOM
12. 2026-10-28
    days on market $249,000 Active 258 DOM
13. 2026-10-27
    days on market $249,000 Active 257 DOM
14. 2026-10-26
    days on market $249,000 Active 256 DOM
15. 2026-10-25
    days on market $249,000 Active 255 DOM
16. 2026-10-24
    days on market $249,000 Active 254 DOM
17. 2026-10-23
    days on market $249,000 Active 253 DOM
18. 2026-10-22
    days on market $249,000 Active 252 DOM
19. 2026-10-21
    days on market $249,000 Active 251 DOM
20. 2026-10-20
    days on market $249,000 Active 250 DOM
21. 2026-10-19
    days on market $249,000 Active 249 DOM
22. 2026-10-18
    days on market $249,000 Active 248 DOM
23. 2026-10-17
    days on market $249,000 Active 247 DOM
24. 2026-10-16
    days on market $249,000 Active 246 DOM
25. 2026-10-15
    days on market $249,000 Active 245 DOM
26. 2026-10-14
    days on market $249,000 Active 244 DOM
27. 2026-10-13
    days on market $249,000 Active 243 DOM
28. 2026-10-12
    days on market $249,000 Active 242 DOM
29. 2026-10-11
    days on market $249,000 Active 241 DOM
30. 2026-10-10
    days on market $249,000 Active 240 DOM
31. 2026-10-09
    days on market $249,000 Active 239 DOM
32. 2026-10-08
    days on market $249,000 Active 238 DOM
33. 2026-10-07
    days on market $249,000 Active 237 DOM
34. 2026-10-06
    days on market $249,000 Active 236 DOM
35. 2026-10-05
    days on market $249,000 Active 235 DOM
36. 2026-10-04
    days on market $249,000 Active 234 DOM
37. 2026-10-04
    days on market $249,000 Active 233 DOM
38. 2026-10-02
    days on market $249,000 Active 232 DOM
39. 2026-10-01
    days on market $249,000 Active 231 DOM
40. 2026-09-30
    days on market $249,000 Active 230 DOM
41. 2026-09-29
    days on market $249,000 Active 229 DOM
42. 2026-09-28
    days on market $249,000 Active 228 DOM
43. 2026-09-27
    days on market $249,000 Active 227 DOM
44. 2026-09-25
    days on market $249,000 Active 225 DOM
45. 2026-09-24
    days on market $249,000 Active 224 DOM
46. 2026-09-23
    days on market $249,000 Active 223 DOM
47. 2026-09-22
    days on market $249,000 Active 222 DOM
48. 2026-09-21
    days on market $249,000 Active 221 DOM
49. 2026-09-20
    days on market $249,000 Active 220 DOM
50. 2026-09-19
    days on market $249,000 Active 219 DOM

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

Taxation est. · year 1

• Rental income: $25,773
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − HOA: −$528
• − Depreciation: −$6,982
• Taxable loss: −$4,104
• Est. tax savings @ 24.0%: +$985
• After-tax cash flow: $915/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $8,840–$26,520 screening

This single-family home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates would be painting the exterior trim and cleaning the gutters to enhance curb appeal and maintain a good rental condition.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Pontiac Elementary F SC #315/597 Nat'l #21,438/41,679 High Spring Valley High B+ SC #46/196 Nat'l #1,843/17,239

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

B Composite livability gradescore 78/100

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

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Cable TV availableSidewalk community
• HOA & community: Homeowner association presentAssociation amenities include clubhouse, pool, sidewalks, and common area maintenance

Exterior

• Parking: Attached garage with 1 garage space (main level)
• Utilities: Public waterPublic sewer
• Home design: Two-story homeHouse faces southeastVinyl exterior finishSlab foundation
• Construction: Vinyl sidingSlab foundation
• Exterior features: Covered front porchPatioSprinkler systemPaved road access

Interior

• Kitchen: PantryGranite countertopsPainted cabinetsBreakfast barRecessed lightingLuxury vinyl plank flooringDishwasherMicrowave (above stove)Free-standing, smooth-surface, self-cleaning range
• Bedrooms: Primary suite on main level with private bath, double vanity, separate shower, and walk-in closetBedroom 2 on second level with walk-in closet and tub/shower (shared bath)Bedroom 3 on second level with walk-in closet and tub/shower (shared bath)Bedroom 4 on second level with closet and tub/shower (shared bath)
• Flooring: Luxury vinyl plank in living areas and kitchenCarpet and vinyl flooring in bedrooms
• Bathrooms: Two full bathroomsOne partial bathroom (half bath)Main level has one full bath and one half bath
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Attic storage with pull-down accessGarage door openerSmoke detectorTankless water heaterGas water heaterDisposal
• Laundry & utility: Main-level laundry in heated mud roomElectric hook-up for washer/dryer

Price history

-0.0% since first listed

2 events — show timeline

• 2026-03-19 Price Changed $254,900 Consolidated MLS
• 2026-02-12 Listed $255,000 Consolidated MLS