Is 410 Eclipse Ln in Columbia, SC a good investment?

CashFlowRE grades it C- with a 6.2% cap rate and $-16/mo modeled cash flow at a $249,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 410 Eclipse Ln?

The modeled cap rate is 6.2% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,213/month, from CashFlowRE's rent model.

C- Composite 54.79

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 +13.2/15.0
Cash flow +12.9/30.0
Schools +5.5/10.0
Appreciation +5.0/10.0
Condition / age +4.0/5.0
1% rule +3.9/10.0
DSCR +3.9/10.0
Livability +3.9/5.0
Rent growth +2.5/5.0

$249,000

410 Eclipse Ln · Columbia, SC 29045-8567

4 bd · 2.5 ba · 1,768 sqft · SingleFamily · 224 Days on market

Built 2022 Good condition 4,791 sqft lot Garage $141/sqft · 13% below area Est $285k · 13% under $44/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

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. The kitchen is well-appointed with stainless steel appliances, granite countertops, a pantry, and bar seating for casual dining.

Key facts

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

What this means for you Summary

Snapshot

This is a 4-bed/2.5-bath single-family listed at $249k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-16 ($-198/yr) — negative.
To cash-flow at today's rent, offer at most $247k (1.0% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (11.1% below list).
Recommended offer: $219k (12.0% below list) — sets the bar for market timing.
Cap rate 6.2% vs local median 5.0% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $70k cash investment doubles in ~7 years — after that, you're playing with house money.
By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 224 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

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?
It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 6.21%
Cash-on-cash: -0.28%
DSCR: 0.99
GRM: 9.4

CMA / ARV

ARV (median comp): $285,209
List price: $249,000
Delta: -12.70%
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%)	38mo	$260,000	$140	38
125 Calming Creek Way	2.24mi	3/2.5 (-1)	1,748 (-1%)	36mo	$305,000	$174	38
441 Layup Cir	1.07mi	3/2.0 (-1)	1,620 (-8%)	8mo	$329,900	$204	38
25 Sugar Maple Ct	0.68mi	3/2.0 (-1)	1,720 (-3%)	35mo	$240,000	$140	37
127 Sorrel Tree Ln	2.12mi	3/2.0 (-1)	1,897 (+7%)	14mo	$245,000	$129	34
505 E Peaceful Pines Way	2.14mi	3/2.5 (-1)	1,854 (+5%)	33mo	$261,445	$141	32
25 Lone Oak Ct	1.00mi	3/2.0 (-1)	1,682 (-5%)	40mo	$265,000	$158	30
1145 Declaration Dr	2.20mi	3/3.0 (-1)	1,630 (-8%)	34mo	$275,000	$169	25
1276 Independence Dr	2.20mi	3/2.5 (-1)	1,578 (-11%)	35mo	$252,000	$160	22
909 Tuxford Trl	1.91mi	3/2.5 (-1)	2,100 (+19%)	24mo	$278,600	$133	15
100 Calming Creek Way	2.15mi	5/3.0 (+1)	2,225 (+26%)	39mo	$310,000	$139	13
1415 Ardennes Dr	2.07mi	2/2.0 (-2)	1,342 (-24%)	36mo	$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: 7.3%
Equity multiple: 1.42×
Total profit: $29,007
Equity at exit: $111,961

10-year hold

IRR: 10.0%
Equity multiple: 2.50×
Total profit: $104,855
Equity at exit: $172,546

Cash invested: $69,720 (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: 47 active · 50 under contract
Median asking: $273,000 ($155/sqft)
Median days on market: 48 d
This list price: 15% of active listings are priced below it
ARV vs active asking: +4.2% 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: 9.4×

Monthly cashflow live

Estimated rent: $2,213 high interval (Pro) →
Mortgage (P&I): −$1,306
Tax est. 1.5%: −$311 /mo · $3,735/yr
Insurance: −$104
HOA: −$44
Lot rent: −$0
Vacancy / Maint / Mgmt: −$465
Net cashflow: $-16

Break-even live

Break-even rent $2,234

Max offer price $246,617

Occupancy floor 96%

Sensitivity live

Price	-10% $156	-5% $70	+0% $-16	+5% $-103	+10% $-189
Rent	-10% $-191	-5% $-104	+0% $-16	+5% $71	+10% $158
Rate	-1.0pp $109	-0.5pp $47	base $-16	+0.5pp $-81	+1.0pp $-147

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: $62,250
Closing costs: $7,470
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Eclipse Ln Elgin, SC	4.0	2.5	1726	$2,200	$1.27	62d	1	0.02mi
405 Eclipse Ln Elgin, SC	3.0	2.5	1476	$1,790	$1.21	3d	1	0.04mi
807 N Desert Orchard Ln Elgin, SC	3.0	2.5	1950	$2,300	$1.18	78d	1	0.09mi
241 Ridley Hill Ln , SC	4.0	2.5	2584	$2,430	$0.94	0d	1	0.12mi
1054 Crescent Corner Dr Elgin, SC	4.0	2.5	1800	$2,275	$1.26	62d	1	0.12mi
305 Ollivander Ln Elgin, SC	4.0	2.5	2440	$2,400	$0.98	119d	1	0.13mi
225 Bails Rd Elgin, SC	3.0	2.0	2176	$2,350	$1.08	98d	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

2026-09-24

days on market $249,000 Active 224 DOM
2026-09-23

days on market $249,000 Active 223 DOM
2026-09-22

days on market $249,000 Active 222 DOM
2026-09-21

days on market $249,000 Active 221 DOM
2026-09-20

days on market $249,000 Active 220 DOM
2026-09-19

days on market $249,000 Active 219 DOM
2026-09-18

days on market $249,000 Active 218 DOM
2026-09-17

days on market $249,000 Active 217 DOM
2026-09-16

days on market $249,000 Active 216 DOM
2026-09-15

days on market $249,000 Active 215 DOM
2026-09-14

days on market $249,000 Active 214 DOM
2026-09-13

days on market $249,000 Active 213 DOM
2026-09-12

days on market $249,000 Active 212 DOM
2026-09-11

days on market $249,000 Active 211 DOM
2026-09-05

days on market $249,000 Active 205 DOM
2026-09-04

days on market $249,000 Active 204 DOM
2026-09-03

days on market $249,000 Active 203 DOM
2026-08-31

days on market $249,000 Active 200 DOM
2026-08-30

days on market $249,000 Active 199 DOM
2026-08-29

days on market $249,000 Active 198 DOM
2026-08-28

days on market $249,000 Active 197 DOM
2026-08-27

days on market $249,000 Active 196 DOM
2026-08-26

days on market $249,000 Active 195 DOM
2026-08-25

days on market $249,000 Active 194 DOM
2026-08-24

days on market $249,000 Active 193 DOM
2026-08-23

days on market $249,000 Active 192 DOM
2026-08-22

days on market $249,000 Active 191 DOM
2026-08-21

days on market $249,000 Active 190 DOM
2026-08-20

days on market $249,000 Active 189 DOM
2026-08-19

days on market $249,000 Active 188 DOM
2026-08-18

days on market $249,000 Active 187 DOM
2026-08-17

days on market $249,000 Active 186 DOM
2026-08-16

days on market $249,000 Active 185 DOM
2026-08-15

days on market $249,000 Active 184 DOM
2026-08-14

days on market $249,000 Active 183 DOM
2026-08-13

days on market $249,000 Active 182 DOM
2026-08-12

days on market $249,000 Active 181 DOM
2026-08-11

days on market $249,000 Active 180 DOM
2026-08-10

days on market $249,000 Active 179 DOM
2026-08-09

days on market $249,000 Active 178 DOM
2026-08-08

days on market $249,000 Active 177 DOM
2026-08-07

days on market $249,000 Active 176 DOM
2026-08-06

days on market $249,000 Active 175 DOM
2026-08-05

days on market $249,000 Active 174 DOM
2026-08-04

days on market $249,000 Active 173 DOM
2026-08-03

days on market $249,000 Active 172 DOM
2026-07-31

days on market $249,000 Active 169 DOM
2026-07-30

days on market $249,000 Active 168 DOM
2026-07-30

days on market $249,000 Active 167 DOM
2026-07-28

days on market $249,000 Active 166 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $26,557
− Mortgage interest: −$13,948
− Property taxes: −$3,735
− Insurance: −$1,245
− Repairs & maintenance: −$2,125
− Management: −$2,125
− HOA: −$528
− Depreciation: −$7,244
Taxable loss: −$4,392

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,054
After-tax cash flow: $856/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

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
#370 Sonoco Products Hartsville $6.8B

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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…