11 Creekfield Ct · Columbia, SC 29229

$205,900

3 bd · 2.0 ba · 1,435 sqft · SingleFamily public records · 54 Days on market

Built 1990 8,712 sqft lot

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3 bedroom/2 bath home is in a cul de sac located in the Winslow subdivision of NE Columbia! NO HOA! Fenced in back yard, freshly painted walls, and renovated/updated bathrooms. This move in ready ranch style home is in a prime area of the northeast, located right off of Clemson Rd. Zoned for Richland 2 schools, close to Ft. Jackson and Sandhills Shopping center. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Renovated bathrooms
• Fenced in back yard
• Close to ft jackson

Tags

• FENCED IN BACK YARD
• RENOVATED BATHROOMS
• ZONED FOR RICHLAND 2 SCHOOLS
• CLOSE TO FT JACKSON

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $190k (7.9% below list).
• Recommended offer: $190k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Killian Elementary (math 18% / reading 24%, grade F, #488 of 597 statewide, top 82%, 742 students, 100% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 83% FRL vs 38% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 54 days — a 3% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $189,729 (7.9% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-21,001
• Equity at exit: $30,700

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,514
• Equity at exit: $17,802

Cash invested: $57,652 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$1,080
• Tax from tax record: −$133 /mo · $1,593/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $201

Break-even live

Break-even rent $1,643

Max offer price $205,900

Occupancy floor 84%

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: $51,475
• Closing costs: $6,177
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Winslow Ct Columbia, SC	3.0	2.0	1220	$1,649	$1.35	21d	1	0.13mi
13 Tomafield Ct Columbia, SC	3.0	2.0	1721	$2,000	$1.16	3d	1	0.16mi
508 Longtown Rd Columbia, SC	1.0–3.0	1.0–2.0	984	$1,316	$1.34	3d	26	0.50mi
213 Sagamare Rd Columbia, SC	4.0	3.0	1664	$1,970	$1.18	23d	1	0.58mi
102 Petworth Dr Columbia, SC	4.0	3.0	1664	$2,050	$1.23	2d	1	0.61mi
108 Quinton Ln Columbia, SC	3.0	2.0	1052	$1,749	$1.66	21d	1	0.66mi
201 Trowbridge Rd Columbia, SC	3.0	2.0	1220	$1,649	$1.35	23d	1	0.66mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	3d	1	0.76mi
109 Jaybird Ln Columbia, SC	3.0	2.0	1250	$1,679	$1.34	2d	1	0.78mi
4500 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1031	$1,455	$1.41	2d	4	0.97mi
502 Blue Garden Way Columbia, SC	4.0	2.5	1775	$2,183	$1.23	14d	1	1.05mi
5 Elders Pond Ct Columbia, SC	3.0	2.5	1640	$1,795	$1.09	14d	1	1.19mi
214 Elders Pond Dr Columbia, SC	3.0	2.5	1400	$1,350	$0.96	11d	1	1.23mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	19d	1	1.24mi
916 N Brickyard Rd Columbia, SC	3.0	2.0	1350	$1,695	$1.26	14d	1	1.24mi
9641 Farrow Rd Columbia, SC	2.0–3.0	2.0	1179	$1,872	$1.59	2d	32	1.38mi
1116 Waverly Place Ln Columbia, SC	3.0	2.0	1428	$1,875	$1.31	14d	1	1.41mi
3 Glen Knoll Ct Columbia, SC	3.0	2.0	1320	$1,699	$1.29	11d	1	1.43mi
1340 N Brickyard Rd Columbia, SC	1.0–3.0	1.0–2.0	1061	$1,860	$1.75	2d	34	1.45mi
1800 Killian Lakes Dr Columbia, SC	1.0–3.0	1.0–2.5	1401	$2,657	$1.90	2d	47	1.46mi

Listing history 15 events

1. 2025-10-28
   soldstatus $203,000
2. 2025-09-30
   status Pending
3. 2025-09-15
   price $205,900
4. 2025-08-06
   listed $209,900 Active
5. 2025-07-24
   historical $1,975
6. 2025-07-19
   price $1,975
7. 2025-06-29
   listed $2,100
8. 2020-12-21
   soldstatus $126,000
9. 2020-10-13
   historical
10. 2020-10-10
    status Active
11. 2020-09-08
    historical
12. 2020-09-07
    listed $125,000 Active
13. 2001-04-20
    soldstatus $95,000
14. 1990-06-15
    soldstatus $68,875
15. 1990-04-10
    soldstatus $15,000

ⓘ 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: $1,593 · $133/mo
• Projected year-2 tax: $1,593 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,767
• − Mortgage interest: −$11,534
• − Property taxes: −$1,593
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$5,990
• Taxable loss: −$1,021
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $2,652/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

• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Korean 1%

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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• Metro: Columbia, 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

+1253.3% since first listed

15 events — show timeline

• 2025-10-28 Sold (Public Records) $203,000 Public Records
• 2025-09-30 Pending — Consolidated MLS
• 2025-09-15 Price Changed $205,900 Consolidated MLS
• 2025-08-06 Listed $209,900 Consolidated MLS
• 2025-07-24 Rental Removed $1,975 APPFOLIO
• 2025-07-19 Price Changed $1,975 APPFOLIO
• 2025-06-29 Listed for Rent $2,100 APPFOLIO
• 2020-12-21 Sold (Public Records) $126,000 Public Records
• 2020-10-13 Delisted — Consolidated MLS
• 2020-10-10 Relisted — Consolidated MLS
• 2020-09-08 Delisted — Consolidated MLS
• 2020-09-07 Listed $125,000 Consolidated MLS
• 2001-04-20 Sold (Public Records) $95,000 Public Records
• 1990-06-15 Sold (Public Records) $68,875 Public Records
• 1990-04-10 Sold (Public Records) $15,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,593 · +3.6% YoY. Source: county tax records.