227 S Marion St Unit B · Columbia, SC 29205-3271

$182,500

2 bd · 2.0 ba · 1,088 sqft · Condo public records · 23 Days on market

Built 1976 $133/mo HOA · 7% 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).

• Cash flow +16.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling All Investors! Signed lease in place for 7/1/26-6/30/27 at $1495 per month. This well-maintained 2-bedroom, 1.5-bathroom property offers a fantastic investment opportunity in a highly desirable location where tenants can easily walk to the USC fields and stadium. Inside, you'll find an inviting urban feel highlighted by striking brick accent walls, fresh updated paint, and carpet upstairs that is less than two years old. The layout features a functional kitchen where the refrigerator, washer, and dryer all convey with the sale. Major capital improvements have already been taken care of for you, including a brand-new main water line. Outside, tenants can enjoy a relaxing back patio a

Key facts

• Fresh updated paint
• Walk to usc fields
• $133 HOA

Tags

• INVESTMENT OPPORTUNITY
• HIGHLY DESIRABLE LOCATION
• WALK TO USC FIELDS
• STRIKING BRICK ACCENT WALLS
• FRESH UPDATED PAINT
• CARPET LESS THAN TWO YEARS OLD

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story property
• Construction: Crawlspace and slab foundation
• Exterior features: Patio; Partial brick exterior above foundation; Paved road access; Approximately 0.095 acres

Interior

• Kitchen: Dishwasher; Disposal; Microwave (above stove); Built-in microwave; Refrigerator; Other countertops; Painted cabinets; Tiled backsplash
• Bedrooms: Master bedroom with private closet, ceiling fan, carpeted floors (Second level); Second bedroom with walk-in closet, private closet, ceiling fan, carpeted floors (Second level)
• Flooring: Carpet in bedrooms; Laminate in living areas and kitchen
• Bathrooms: One full bath; One partial/half bath; One second full bath
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fan; Laminate floors in living room; Laminate floor in kitchen; Backsplash tiled in kitchen; Painted kitchen cabinets; Countertops (other)
• Laundry & utility: Washer and dryer included; Laundry located in kitchen on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $182k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $180k (1.5% below list) — sets the bar for market timing.

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 01 (urban): math 26% / reading 36% proficiency, ranked #54 of 80 in SC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: A. C. Moore Elementary (math 52% / reading 47%, grade D, #168 of 597 statewide, top 31%, 204 students, 100% FRL); Dreher High (math 47% / reading 92%, grade B, #60 of 196 statewide, top 32%, 1,150 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 60% at this address vs 31% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Richland 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 1 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k 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 $51k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $135k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $179,762 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 8.1

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: 9.6%
• Equity multiple: 1.55×
• Total profit: $28,008
• Equity at exit: $82,060

10-year hold

• IRR: 12.0%
• Equity multiple: 2.79×
• Total profit: $91,596
• Equity at exit: $126,464

Cash invested: $51,100 (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 29205-3271

• Active inventory: 1
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$957
• Tax from tax record: −$227 /mo · $2,728/yr
• Insurance: −$76
• HOA: −$133
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $93

Break-even live

Break-even rent $1,764

Max offer price $182,500

Occupancy floor 90%

Sensitivity live

Price	-10% $196	-5% $144	+0% $93	+5% $41	+10% $-10
Rent	-10% $-56	-5% $19	+0% $93	+5% $167	+10% $241
Rate	-1.0pp $185	-0.5pp $139	base $93	+0.5pp $46	+1.0pp $-3

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
334 S Bull St Columbia, SC	2.0	1.0	715	$1,025	$1.43	24d	1	0.17mi
147 S Pickens St Unit 147 Columbia, SC	3.0	1.0	1302	$1,950	$1.50	24d	1	0.18mi
127 Rosewood Hills Dr Columbia, SC	3.0	2.5	1475	$2,900	$1.97	15d	1	0.23mi
405 S Edisto Ave Columbia, SC	3.0	1.0	1450	$2,200	$1.52	24d	1	0.48mi
209 S Harden St Unit 04 Columbia, SC	2.0	1.0	800	$1,050	$1.31	24d	1	0.65mi
919 Catawba St Columbia, SC	3.0	3.0	1334	$1,100	$0.82	24d	1	0.77mi
114 Easy St Columbia, SC	2.0	2.0	1100	$1,500	$1.36	12d	1	0.77mi
1 Graymont Cir Columbia, SC	3.0	2.5	1400	$2,175	$1.55	24d	1	0.80mi
19 Graymont Cir Unit NA Columbia, SC	3.0	2.0	1250	$2,400	$1.92	24d	1	0.80mi
1113 Olympia Ave Unit B Columbia, SC	2.0	1.0	800	$1,495	$1.87	24d	1	0.83mi
318 S Woodrow St Columbia, SC	2.0	1.0	1103	$1,700	$1.54	24d	1	0.84mi
840 Ohio St Unit 840 Columbia, SC	3.0	2.0	1235	$2,350	$1.90	4d	1	0.87mi
601 Main St Columbia, SC	1.0–2.0	1.0–2.0	1098	$2,500	$2.28	24d	2	0.89mi
601 Main St Columbia, SC	1.0–2.0	1.0–2.0	1244	$2,500	$2.01	15d	2	0.89mi
601 Main St Columbia, SC	2.0	2.0	1404	$2,300	$1.64	20d	1	0.89mi
2725 Kingswood Dr Columbia, SC	3.0	1.0	940	$1,500	$1.60	24d	1	0.91mi
2002 Greene St Columbia, SC	2.0	1.0–2.0	795	$1,325	$1.67	15d	1	1.09mi
1230 Pendleton St Columbia, SC	1.0–2.0	1.0	702	$1,500	$2.14	15d	9	1.19mi
1520 Senate St Columbia, SC	2.0	1.5	1045	$2,300	$2.20	24d	1	1.25mi
2229 Greene St Columbia, SC	3.0	2.0	1050	$1,695	$1.61	20d	1	1.31mi
1012 Laurens St Columbia, SC	2.0	1.0	750	$1,900	$2.53	12d	1	1.31mi
1018 Laurens St Columbia, SC	3.0	1.0	1500	$2,700	$1.80	24d	1	1.33mi
3125 Heyward St Unit A Columbia, SC	3.0	1.0	1200	$2,400	$2.00	24d	1	1.34mi
3125 Heyward St Unit B Columbia, SC	2.0	1.0	1100	$1,600	$1.45	24d	1	1.34mi
2710 Preston St Columbia, SC	2.0	1.0	1000	$1,495	$1.50	24d	1	1.46mi
2347 Stark St Columbia, SC	2.0	1.0	876	$1,100	$1.26	24d	1	1.46mi

HOA detail condo

• Monthly dues: $133 · $1,596/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $182,500 Active 23 DOM
2. 2026-06-18
   days on market $182,500 Active 20 DOM
3. 2026-06-17
   days on market $182,500 Active 19 DOM
4. 2026-06-16
   days on market $182,500 Active 18 DOM
5. 2026-06-15
   days on market $182,500 Active 17 DOM
6. 2026-06-14
   days on market $182,500 Active 15 DOM
7. 2026-06-10
   days on market $182,500 Active 12 DOM
8. 2026-06-09
   days on market $182,500 Active 11 DOM
9. 2026-06-08
   days on market $182,500 Active 10 DOM
10. 2026-06-07
    days on market $182,500 Active 9 DOM
11. 2026-06-03
    days on market $182,500 Active 5 DOM
12. 2026-06-03
    days on market $182,500 Active 4 DOM
13. 2026-06-01
    days on market $182,500 Active 3 DOM
14. 2026-05-31
    days on market $182,500 Active 2 DOM

ⓘ 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: $2,728 · $227/mo
• Projected year-2 tax: $2,728 · $227/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,576
• − Mortgage interest: −$10,223
• − Property taxes: −$2,728
• − Insurance: −$912
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − HOA: −$1,596
• − Depreciation: −$5,309
• Taxable loss: −$1,804
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $1,547/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 01
• NCES district ID: 4503360
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $38,931
• Composite: 25.94/100
• National rank: #7335
• State rank: #54 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

No demographic data for this ZIP.

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

+4.3% since first listed

10 events — show timeline

• 2026-05-29 Listed $182,500 Consolidated MLS
• 2025-06-07 Rental Removed $1,450 TENANTTURNER2
• 2025-05-11 Price Changed $1,450 TENANTTURNER2
• 2025-05-01 Listed for Rent $1,500 TENANTTURNER2
• 2025-04-01 Sold (Public Records) $135,000 Public Records
• 2025-03-16 Pending — Consolidated MLS
• 2025-03-07 Price Changed $170,000 Consolidated MLS
• 2025-03-07 Relisted — Consolidated MLS
• 2025-02-15 Pending — Consolidated MLS
• 2025-01-27 Listed $175,000 Consolidated MLS

Property tax history

-1.0%/yr

Latest (2025): $2,728 · +2.1% YoY. Source: county tax records.