410 Eclipse Ln · Columbia, SC 29045-8567

$254,900

4 bd · 2.5 ba · 1,768 sqft · SingleFamily · 126 Days on market

Built 2022 4,791 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 +15.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.6/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* $5k in closing costs - 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

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

Property features AI

Finance

• Other: Cable TV available; Sidewalk community
• HOA & community: Homeowner association present; Association amenities include clubhouse, pool, sidewalks, and common area maintenance

Exterior

• Parking: Attached garage with 1 garage space (main level)
• Utilities: Public water; Public sewer
• Home design: Two-story home; House faces southeast; Vinyl exterior finish; Slab foundation
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered front porch; Patio; Sprinkler system; Paved road access

Interior

• Kitchen: Pantry; Granite countertops; Painted cabinets; Breakfast bar; Recessed lighting; Luxury vinyl plank flooring; Dishwasher; Microwave (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 closet; Bedroom 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 kitchen; Carpet and vinyl flooring in bedrooms
• Bathrooms: Two full bathrooms; One partial bathroom (half bath); Main level has one full bath and one half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic storage with pull-down access; Garage door opener; Smoke detector; Tankless water heater; Gas water heater; Disposal
• Laundry & utility: Main-level laundry in heated mud room; Electric hook-up for washer/dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $239k (6.2% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 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; 2 comparable units currently listed for rent nearby; 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 + $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.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $224,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.94% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 8.9

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: 8.8%
• Equity multiple: 1.51×
• Total profit: $36,098
• Equity at exit: $114,614

10-year hold

• IRR: 11.3%
• Equity multiple: 2.70×
• Total profit: $121,165
• Equity at exit: $176,634

Cash invested: $71,372 (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 29045-8567

• Active inventory: 1
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,391 medium
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,824/yr
• Insurance: −$106
• HOA: −$44
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $84

Break-even live

Break-even rent $2,286

Max offer price $254,900

Occupancy floor 92%

Sensitivity live

Price	-10% $260	-5% $172	+0% $84	+5% $-4	+10% $-92
Rent	-10% $-105	-5% $-11	+0% $84	+5% $178	+10% $273
Rate	-1.0pp $212	-0.5pp $148	base $84	+0.5pp $18	+1.0pp $-50

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Ollivander Ln Elgin, SC	4.0	2.5	2440	$2,400	$0.98	24d	1	0.13mi
225 Bails Rd Elgin, SC	3.0	2.0	2176	$2,350	$1.08	3d	1	0.73mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 17 events

1. 2026-06-18
   days on market $254,900 Active 126 DOM
2. 2026-06-17
   days on market $254,900 Active 125 DOM
3. 2026-06-16
   days on market $254,900 Active 124 DOM
4. 2026-06-15
   days on market $254,900 Active 123 DOM
5. 2026-06-14
   days on market $254,900 Active 121 DOM
6. 2026-06-13
   days on market $254,900 Active 120 DOM
7. 2026-06-10
   days on market $254,900 Active 118 DOM
8. 2026-06-09
   days on market $254,900 Active 117 DOM
9. 2026-06-08
   days on market $254,900 Active 116 DOM
10. 2026-06-07
    days on market $254,900 Active 115 DOM
11. 2026-06-05
    days on market $254,900 Active 112 DOM
12. 2026-06-03
    days on market $254,900 Active 111 DOM
13. 2026-06-03
    days on market $254,900 Active 110 DOM
14. 2026-06-01
    days on market $254,900 Active 109 DOM
15. 2026-05-31
    days on market $254,900 Active 108 DOM
16. 2026-03-19
    price $254,900
17. 2026-02-12
    listed $255,000 Active

ⓘ 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: $28,697
• − Mortgage interest: −$14,278
• − Property taxes: −$3,824
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − HOA: −$528
• − Depreciation: −$7,415
• Taxable loss: −$3,214
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $1,775/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 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

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

-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