3961 Live Oak St · Columbia, SC 29205

$170,000

3 bd · 1.0 ba · 1,179 sqft · SingleFamily public records · 11 Days on market

Built 1950 0.41 ac lot Est $257k · 34% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A rare opportunity to restore a character-filled cottage-styled home with distinctive stone construction, impressive arched entry, steep gables, and so much potential for transforming the landscaping. The home's timeless architecture provides a strong foundation for restoration and customization while preserving its unique curb appeal and charm. Step inside to a sunlit living room with beautiful hardwood floors and fireplace. Walk through the wide arched opening into a formal dining area with hardwood floors. The kitchen has access to the formal dining room, access to the backyard, and its very own breakfast nook complete with an arched doorway and built-ins. Two spacious bedrooms with hard

Key facts

• Steep gables
• Stone construction
• Arched entry

Tags

• STONE CONSTRUCTION
• ARCHED ENTRY
• STEEP GABLES
• SUNLIT LIVING ROOM
• HARDWOOD FLOORS
• FIREPLACE

Property features AI

Exterior

• Parking: 6 parking spaces
• Utilities: Public water; Public sewer
• Home design: 2-story home; Entry and main living areas on the main level
• Construction: Foundation: crawlspace and slab
• Exterior features: Front covered porch; Front uncovered porch; Patio; Shed; Stone exterior finish; Paved road access

Interior

• Kitchen: Kitchen located on main level
• Bedrooms: Master bedroom on main level with hardwood floors; Second bedroom on main level with hardwood floors; Third bedroom on second level with hardwood floors and built-ins; Fourth bedroom on second level with hardwood floors and built-ins; Fifth bedroom on second level with hardwood floors
• Flooring: Hardwood floors in multiple rooms including bedrooms, formal living, and dining
• Bathrooms: One full main bathroom; One additional full bathroom; One half bathroom
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: One fireplace; Fireplace in formal living room; Ceiling fan in formal living room
• Laundry & utility: Laundry on the porch; Washer and dryer on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/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 $163k (4.3% below list).
• Recommended offer: $163k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 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: South Kilbourne Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 296 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.
• Market conditions: Rents rising fast (+7.0%/yr); 145 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 30% of the median local income ($64k/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 $5k 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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $95k; list at $170k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $162,611 (4.3% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $257,022
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Chevis St	0.33mi	2/2.0 (-1)	1,116 (-5%)	2mo	$243,000	$218	66

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 · 6.95% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,698
• Equity at exit: $25,348

10-year hold

• IRR: 11.2%
• Equity multiple: 2.02×
• Total profit: $48,546
• Equity at exit: $14,698

Cash invested: $47,600 (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

• Rents YoY: 7.0%
• Active inventory: 145
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$891
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $270

Break-even live

Break-even rent $1,284

Max offer price $170,000

Occupancy floor 78%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Chevis St Columbia, SC	3.0	2.0	1280	$2,100	$1.64	23d	1	0.09mi
3901 Bright Ave Columbia, SC	3.0	1.0	1047	$1,380	$1.32	14d	1	0.11mi
721 Deerwood St Columbia, SC	2.0	1.0	1000	$1,150	$1.15	14d	1	0.13mi
828 Suber St Unit E Columbia, SC	2.0	1.0	1100	$995	$0.90	11d	1	0.18mi
23 Cavalier Ct Unit A Columbia, SC	2.0	1.0	871	$1,300	$1.49	23d	1	0.28mi
823 S Kilbourne Rd Columbia, SC	2.0	1.0	743	$1,100	$1.48	23d	1	0.32mi
524 S Beltline Blvd Columbia, SC	2.0	1.0	1050	$1,300	$1.24	23d	1	0.33mi
3840 Overbrook Dr Columbia, SC	2.0	2.0	900	$1,595	$1.77	23d	1	0.35mi
3732 Hickory St Columbia, SC	2.0	1.5	840	$1,350	$1.61	23d	1	0.37mi
1324 Deerwood St Unit 1 Columbia, SC	2.0	2.0	1030	$1,350	$1.31	23d	1	0.41mi
1 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,745	$1.69	23d	1	0.43mi
21 Tempo Ct Columbia, SC	3.0	1.5	1032	$1,498	$1.45	11d	1	0.44mi
320 S Beltline Blvd Columbia, SC	2.0	1.0	800	$1,048	$1.31	23d	5	0.52mi
3425 Manor Ave Columbia, SC	3.0	2.0	1200	$2,100	$1.75	11d	1	0.56mi
500 Gills Creek Pkwy Columbia, SC	1.0–2.0	1.0–2.0	807	$1,375	$1.70	11d	27	0.60mi
501 Pelham Dr Columbia, SC	1.0–2.0	1.0–2.0	805	$1,625	$2.02	2d	24	0.63mi
317 Beltline Blvd Unit 1 Columbia, SC	3.0	1.0	1150	$1,200	$1.04	23d	1	0.71mi
3626 Hydrangea St Columbia, SC	2.0	1.0	800	$1,040	$1.30	21d	1	0.72mi
4319 Wilmot Ave Columbia, SC	3.0	1.0	1000	$1,650	$1.65	23d	1	0.79mi
1649 S Beltline Blvd Columbia, SC	2.0	1.0	900	$1,250	$1.39	23d	1	0.87mi
222 Prospect St Unit 224 Columbia, SC	2.0	1.0	750	$1,250	$1.67	23d	1	0.92mi
3800 Wilmot Ave Columbia, SC	2.0	1.0	720	$1,500	$2.08	23d	1	0.97mi
715 Montague Rd Columbia, SC	2.0	1.0	1000	$1,180	$1.18	23d	1	0.97mi
1840 Tall Pines Cir Columbia, SC	3.0	1.5	1021	$1,350	$1.32	14d	1	0.97mi
3125 Heyward St Unit A Columbia, SC	3.0	1.0	1200	$2,400	$2.00	23d	1	1.11mi
3125 Heyward St Unit B Columbia, SC	2.0	1.0	1100	$1,600	$1.45	23d	1	1.11mi
2725 Kingswood Dr Columbia, SC	3.0	1.0	940	$1,500	$1.60	23d	1	1.22mi
914 Woodlawn Ave Columbia, SC	3.0	2.0	1300	$1,800	$1.38	23d	1	1.30mi
1 Graymont Cir Columbia, SC	3.0	2.5	1400	$2,175	$1.55	23d	1	1.31mi
807 Cedar Ter Columbia, SC	2.0	1.0	937	$1,200	$1.28	14d	1	1.31mi
19 Graymont Cir Unit NA Columbia, SC	3.0	2.0	1250	$2,400	$1.92	23d	1	1.32mi
13 Acme St Columbia, SC	3.0	1.0	900	$1,300	$1.44	23d	1	1.35mi
915 Brandon Ave Columbia, SC	2.0	1.0	1200	$1,500	$1.25	23d	1	1.36mi
2218 Holt Dr Columbia, SC	4.0	3.5	1400	$2,400	$1.71	23d	1	1.36mi
102 Burdock Cir Columbia, SC	4.0	2.0	1451	$1,550	$1.07	21d	1	1.38mi
114 Easy St Columbia, SC	2.0	2.0	1100	$1,500	$1.36	11d	1	1.40mi
318 S Woodrow St Columbia, SC	2.0	1.0	1103	$1,700	$1.54	23d	1	1.42mi
4600 Fort Jackson Blvd Columbia, SC	2.0	1.0	895	$955	$1.07	23d	3	1.43mi
4600 Fort Jackson Blvd Columbia, SC	2.0	1.0	940	$965	$1.03	14d	2	1.43mi
614 Capitol Pl Columbia, SC	2.0	1.0	1200	$1,895	$1.58	14d	1	1.44mi

Listing history 9 events

1. 2026-06-18
   days on market $170,000 Active 11 DOM
2. 2026-06-17
   days on market $170,000 Active 10 DOM
3. 2026-06-16
   days on market $170,000 Active 9 DOM
4. 2026-06-15
   days on market $170,000 Active 8 DOM
5. 2026-06-14
   pricedays on market $170,000 Active 6 DOM
6. 2026-06-10
   days on market $175,000 Active 3 DOM
7. 2026-06-09
   days on market $175,000 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $175,000 Active 1 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: $626 · $52/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$343/yr (+$29/mo · 54.8%)

ⓘ 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 6/10 Major 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $19,513
• − Mortgage interest: −$9,523
• − Property taxes: −$626
• − Insurance: −$850
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$4,945
• Taxable income: $447
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $3,134/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

• Census place: Columbia, SC
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 22,223
• Household income: $64,231
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1372.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 16% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Common ancestry: Serbian 6% Slovak 4% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 1% Chinese 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: ▼ -457.47%
• Current HPI: 230.5538
• Rent YoY: ▲ 6.95%
• 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

+84.2% since first listed

2 events — show timeline

• 2026-06-07 Listed $175,000 Consolidated MLS
• 2026-04-23 Sold (Public Records) $95,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $626 · +3.6% YoY. Source: county tax records.