Wilkinson Plan · Columbia, SC 29045

$333,000

5 bd · 3.5 ba · 3,488 sqft · SingleFamily · 106 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Cash flow +2.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Wilkinson is a two-story plan featuring five bedrooms, three-and-one-half bathrooms, and an optional covered back porch. Immediately upon entry, you are greeted by a flex space on your left that can also be converted into an office with French doors or a den with a closet. Further down the hallway, you will find the open concept kitchen, eat-in, and great room with an optional fireplace. There is a secondary flex space adjacent to the common areas that can be converted into an additional primary suite, complete with a private bathroom, with optional dual sinks and a garden tub, and a walk-in closet.

Key facts

• Open concept kitchen
• Walk-in closet
• Optional fireplace

Tags

• OPEN CONCEPT KITCHEN
• OPTIONAL COVERED BACK PORCH
• OPTIONAL FIREPLACE
• ADDITIONAL PRIMARY SUITE
• PRIVATE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $333,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $615,106.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $333k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (21.6% below list).
• Recommended offer: $261k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 2.0% vs local median 5.0% in Columbia — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Summit Parkway Middle (math 23% / reading 38%, grade F, #389 of 597 statewide, top 66%, 1,154 students, 62% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 55% FRL vs 38% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.7%/yr); 584 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 36% of the median local income ($87k/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 $4k of loan paydown is wiped out by about $18k 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 106 days — a 9% lower offer ($303k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,952 (21.6% below list)

Questions for the listing agent

1. 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?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.42% ✗
• Cap rate: 2.02%
• Cash-on-cash: -15.25%
• DSCR: 0.32
• GRM: 19.6

CMA / ARV

• ARV (median comp): $615,106
• List price: $333,000
• Delta: -45.86%
• 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
1050 Emerald Creek Dr	1.72mi	4/3.5 (-1)	3,568 (+2%)	2mo	$630,000	$177	54
777 Broadleaf Ln	0.80mi	4/2.5 (-1)	3,387 (-3%)	9mo	$500,000	$148	44
1061 Beechfern Cir	2.10mi	5/3.5	3,330 (-4%)	18mo	$445,000	$134	42
276 Belleridge Rd	2.13mi	4/4.0 (-1)	3,216 (-8%)	4mo	$490,000	$152	42
336 Cullin Rd	0.39mi	4/3.0 (-1)	2,450 (-30%)	37mo	$324,436	$132	30
4016 Morning Dew Rd	1.72mi	5/3.5	3,142 (-10%)	34mo	$506,451	$161	28
2166 Heaths Ln	0.53mi	5/4.0	4,231 (+21%)	31mo	$625,000	$148	28
309 Cullin Rd	0.50mi	4/2.5 (-1)	2,956 (-15%)	18mo	$685,000	$232	28
400 Fetterbush Rd	1.70mi	5/2.5	3,032 (-13%)	17mo	$499,999	$165	25
117 Bolter Ln	0.53mi	3/3.0 (-2)	2,532 (-27%)	18mo	$390,000	$154	23
715 Bustling Branch Ln	2.15mi	5/3.0	3,040 (-13%)	25mo	$399,000	$131	22
41 Coltswood Ln	1.70mi	5/4.5	4,055 (+16%)	43mo	$456,565	$113	16

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -46.0%
• Equity multiple: -0.39×
• Total profit: $-239,860
• Equity at exit: $91,714

10-year hold

• IRR: -87.4%
• Equity multiple: -1.27×
• Total profit: $-391,460
• Equity at exit: $53,183

Cash invested: $172,230 (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: 14 active · 16 under contract
• Median asking: $349,391 ($123/sqft)
• Median days on market: 50 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +43.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29045

• Home prices YoY: -17.9%
• Rents YoY: 2.7%
• Active inventory: 584
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,610 medium
• Mortgage (P&I): −$3,226
• Tax est. 1.5%: −$769 /mo · $9,227/yr
• Insurance: −$256
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-2,189

Break-even live

Break-even rent $5,381

Max offer price $298,305

Occupancy floor —

Sensitivity live

Price	-10% $-1,764	-5% $-1,977	+0% $-2,189	+5% $-2,402	+10% $-2,614
Rent	-10% $-2,395	-5% $-2,292	+0% $-2,189	+5% $-2,086	+10% $-1,983
Rate	-1.0pp $-1,880	-0.5pp $-2,033	base $-2,189	+0.5pp $-2,349	+1.0pp $-2,511

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: $153,777
• Closing costs: $18,453
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Ollivander Ln Elgin, SC	4.0	2.5	2440	$2,400	$0.98	119d	1	0.13mi
241 Ridley Hill Ln , SC	4.0	2.5	2584	$2,430	$0.94	0d	1	0.22mi
1009 Campbell Ridge Dr Elgin, SC	5.0	4.5	3500	$2,956	$0.84	88d	1	0.95mi

Property features AI

Finance

• Financial info: List price $330,000

Exterior

• Home design: Wilkinson planNew construction (Plan)
• Construction: 3,488 living area
• Exterior features: Property located at 2223 County Line Trl, Elgin SC 29045

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms1 half bathroom (total 3.5 bathrooms)
• Interior features: Open plan living areas

Listing history 50 events

1. 2026-09-24
   days on market $333,000 Active 106 DOM
2. 2026-09-23
   days on market $333,000 Active 105 DOM
3. 2026-09-22
   days on market $333,000 Active 104 DOM
4. 2026-09-21
   days on market $333,000 Active 103 DOM
5. 2026-09-20
   days on market $333,000 Active 102 DOM
6. 2026-09-19
   days on market $333,000 Active 101 DOM
7. 2026-09-18
   days on market $333,000 Active 100 DOM
8. 2026-09-17
   days on market $333,000 Active 99 DOM
9. 2026-09-16
   days on market $333,000 Active 98 DOM
10. 2026-09-15
    days on market $333,000 Active 97 DOM
11. 2026-09-14
    days on market $333,000 Active 96 DOM
12. 2026-09-13
    days on market $333,000 Active 95 DOM
13. 2026-09-12
    days on market $333,000 Active 94 DOM
14. 2026-09-11
    days on market $333,000 Active 93 DOM
15. 2026-09-05
    days on market $333,000 Active 87 DOM
16. 2026-09-04
    days on market $333,000 Active 86 DOM
17. 2026-09-03
    pricedays on market $333,000 Active 85 DOM
18. 2026-08-31
    days on market $330,000 Active 82 DOM
19. 2026-08-30
    days on market $330,000 Active 81 DOM
20. 2026-08-29
    days on market $330,000 Active 80 DOM
21. 2026-08-28
    days on market $330,000 Active 79 DOM
22. 2026-08-27
    days on market $330,000 Active 78 DOM
23. 2026-08-26
    days on market $330,000 Active 77 DOM
24. 2026-08-25
    days on market $330,000 Active 76 DOM
25. 2026-08-24
    days on market $330,000 Active 75 DOM
26. 2026-08-23
    days on market $330,000 Active 74 DOM
27. 2026-08-22
    days on market $330,000 Active 73 DOM
28. 2026-08-21
    days on market $330,000 Active 72 DOM
29. 2026-08-20
    days on market $330,000 Active 71 DOM
30. 2026-08-19
    days on market $330,000 Active 70 DOM
31. 2026-08-18
    days on market $330,000 Active 69 DOM
32. 2026-08-17
    days on market $330,000 Active 68 DOM
33. 2026-08-16
    days on market $330,000 Active 67 DOM
34. 2026-08-15
    days on market $330,000 Active 66 DOM
35. 2026-08-14
    days on market $330,000 Active 65 DOM
36. 2026-08-13
    days on market $330,000 Active 64 DOM
37. 2026-08-12
    days on market $330,000 Active 63 DOM
38. 2026-08-11
    days on market $330,000 Active 62 DOM
39. 2026-08-10
    days on market $330,000 Active 61 DOM
40. 2026-08-09
    days on market $330,000 Active 60 DOM
41. 2026-08-08
    days on market $330,000 Active 59 DOM
42. 2026-08-07
    days on market $330,000 Active 58 DOM
43. 2026-08-06
    days on market $330,000 Active 57 DOM
44. 2026-08-05
    days on market $330,000 Active 56 DOM
45. 2026-08-04
    days on market $330,000 Active 55 DOM
46. 2026-08-03
    days on market $330,000 Active 54 DOM
47. 2026-07-31
    days on market $330,000 Active 51 DOM
48. 2026-07-30
    days on market $330,000 Active 50 DOM
49. 2026-07-30
    days on market $330,000 Active 49 DOM
50. 2026-07-28
    days on market $330,000 Active 48 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,314
• − Mortgage interest: −$34,456
• − Property taxes: −$9,227
• − Insurance: −$3,076
• − Repairs & maintenance: −$2,505
• − Management: −$2,505
• − Depreciation: −$17,894
• Taxable loss: −$38,348
• Est. tax savings @ 24.0%: +$9,203
• After-tax cash flow: $-17,069/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 $17,440–$52,320 screening

The home is in good condition with a cosmetic rehab level, minimal repairs needed, and potential for value increases through exterior painting and gutter maintenance.

Value-add opportunities

• Resale Paint the exterior siding — A fresh coat of paint can enhance the curb appeal and increase the home's resale value. ↑
• Rental Inspect and clean the gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ 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 52/100

Zoned Schools

Elementary Summit Parkway Middle F SC #389/597 Nat'l #26,279/41,679 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
• County: Kershaw County · 459,667 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 31,372
• Household income: $87,366
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Black 31% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 1% Korean 1%

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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: ▼ -45.60%
• Current HPI: 209.2469
• Rent YoY: ▲ 2.70%
• Metro: Columbia, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Financial info: List price $330,000

Exterior

• Home design: Wilkinson planNew construction (Plan)
• Construction: 3,488 living area
• Exterior features: Property located at 2223 County Line Trl, Elgin SC 29045

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms1 half bathroom (total 3.5 bathrooms)
• Interior features: Open plan living areas