517 Windjammer Ln · Columbia, SC 29229-9096

$293,500

3 bd · 3.0 ba · 1,638 sqft · SingleFamily public records · 58 Days on market

Built 2013 6,534 sqft lot $56/mo HOA · 3% of rent

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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 +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks

PRICE IMPROVEMENT! Now offered at $293,500 and representing one of the best values currently available in Lake Carolina. Back on the market due solely to a change in the buyer's circumstances, not because of any inspection-related concerns or the condition of the property. If you’ve searched for a property that’s the epitome of ‘Exceptionally well-maintained’ and located in the heart of true community with shopping, restaurants and recreation close by - you’ve found it! Affordable, rich in character, all-brick exterior, as well as the luxury features and updates that you deserve: wide-plank hardwood floors, 9 ft smooth ceilings accented by handsome crown moldin

Key facts

• 9 ft smooth ceilings
• Recessed lighting
• Tile floors in baths

Tags

• ALL BRICK EXTERIOR
• WIDE PLANK HARDWOOD FLOORS
• 9 FT SMOOTH CEILINGS
• CROWN MOLDING
• RECESSED LIGHTING
• TILE FLOORS IN BATHS

Property features AI

Finance

• Other: Cable TV available
• HOA & community: Community association membership; Association maintains common areas, playground, and green areas

Exterior

• Parking: Attached 2-car garage (main level)
• Security: Owned security system
• Utilities: Public water; Public sewer; Storm doors and thermopane windows (energy features)
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Covered front porch; Covered back porch; Sprinkler system; Privacy wood fence in rear; Brick exterior on all sides above foundation; Paved road access

Interior

• Kitchen: Granite countertops; Island and bar; Pantry; Wood stained cabinets; Tiled backsplash; Recessed lights; Dishwasher; Disposal; Microwave above stove; Free-standing range with smooth surface and self-cleaning
• Bedrooms: Master bedroom with double vanity, garden tub, separate shower, walk-in closet, high ceilings, ceiling fan, recessed lighting, separate water closet, and tile floors (located on main level); Additional bedrooms with high ceilings and ceiling fans (located on main level)
• Flooring: Engineered hardwood in formal dining and kitchen areas; Tile flooring in master bath
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Gas heating on first level
• Interior features: Ceiling fans in multiple rooms; Recessed lighting; Molding; High ceilings (over 9 ft); Fireplace with natural gas log; Garage door opener; Owned security system; Smoke detectors; Attic access; One fireplace
• Laundry & utility: Electric laundry (located on main level); Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (30.4% below list).
• Recommended offer: $204k (30.4% below list) — sets the bar for 1% rule.

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: Lake Carolina Elementary Lower Campus (494 students, 49% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• Zoned-school proficiency averages 82% at this address vs 41% district-wide (+41 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 47% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $204,389 (30.4% 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 58 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.70% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 12.0

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: 4.3%
• Equity multiple: 1.25×
• Total profit: $20,257
• Equity at exit: $131,970

10-year hold

• IRR: 7.5%
• Equity multiple: 2.13×
• Total profit: $93,102
• Equity at exit: $203,382

Cash invested: $82,180 (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 29229-9096

• Active inventory: 1
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$1,539
• Tax from tax record: −$133 /mo · $1,597/yr
• Insurance: −$122
• HOA: −$56
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-236

Break-even live

Break-even rent $2,342

Max offer price $251,836

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-153	+0% $-236	+5% $-319	+10% $-402
Rent	-10% $-397	-5% $-317	+0% $-236	+5% $-155	+10% $-74
Rate	-1.0pp $-88	-0.5pp $-161	base $-236	+0.5pp $-312	+1.0pp $-389

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: $73,375
• Closing costs: $8,805
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1964 Lake Carolina Dr Columbia, SC	4.0	2.5	1841	$1,939	$1.05	22d	1	0.46mi
456 Edenhall Dr Columbia, SC	4.0	2.5	2158	$2,600	$1.20	24d	1	0.48mi
2000 Lake Carolina Dr Columbia, SC	4.0	2.5	1841	$2,089	$1.13	15d	1	0.55mi
221 Fox Grove Cir Unit 1 Columbia, SC	4.0	2.0	2046	$1,700	$0.83	3d	1	0.59mi
499 Fox Trot Dr Columbia, SC	4.0	2.5	2006	$2,195	$1.09	4d	1	0.67mi
352 White Gables Dr Columbia, SC	3.0	2.0	1165	$1,605	$1.38	4d	1	0.72mi
520 Timber Crest Dr Columbia, SC	4.0	2.5	2195	$2,250	$1.03	24d	1	1.17mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	3d	1	1.22mi
20 Helton Dr Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,899	$1.63	3d	38	1.37mi
500 Castle Ridge Dr Columbia, SC	3.0	2.0	1753	$2,150	$1.23	4d	1	1.37mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	24d	1	1.40mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	15d	1	1.40mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 20 events

1. 2026-06-18
   days on market $293,500 Active 58 DOM
2. 2026-06-17
   days on market $293,500 Active 57 DOM
3. 2026-06-16
   days on market $293,500 Active 56 DOM
4. 2026-06-15
   days on market $293,500 Active 55 DOM
5. 2026-06-14
   days on market $293,500 Active 53 DOM
6. 2026-06-13
   days on market $293,500 Active 52 DOM
7. 2026-06-10
   days on market $293,500 Active 50 DOM
8. 2026-06-09
   days on market $293,500 Active 49 DOM
9. 2026-06-08
   days on market $293,500 Active 48 DOM
10. 2026-06-07
    remarks 669-char remark
11. 2026-06-07
    pricedays on market $293,500 Active 47 DOM
12. 2026-06-05
    days on market $299,500 Active 44 DOM
13. 2026-06-03
    days on market $299,500 Active 43 DOM
14. 2026-06-03
    days on market $299,500 Active 42 DOM
15. 2026-06-01
    days on market $299,500 Active 41 DOM
16. 2026-05-31
    days on market $299,500 Active 40 DOM
17. 2026-05-19
    status Active
18. 2026-05-08
    historical Active - Contingent
19. 2026-04-22
    price $299,500
20. 2026-04-21
    listed $199,500 Active

ⓘ 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: $1,597 · $133/mo
• Projected year-2 tax: $1,673 · $139/mo
• Expected delta: +$76/yr (+$6/mo · 4.8%)

ⓘ 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 4/10 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,527
• − Mortgage interest: −$16,441
• − Property taxes: −$1,597
• − Insurance: −$1,468
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − HOA: −$672
• − Depreciation: −$8,538
• Taxable loss: −$8,113
• Est. tax savings @ 24.0%: +$1,947
• After-tax cash flow: $-883/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

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

+50.1% since first listed

4 events — show timeline

• 2026-05-19 Relisted — Consolidated MLS
• 2026-05-08 Contingent — Consolidated MLS
• 2026-04-22 Price Changed $299,500 Consolidated MLS
• 2026-04-21 Listed $199,500 Consolidated MLS

Property tax history

+11.6%/yr

Latest (2025): $1,597 · +3.6% YoY. Source: county tax records.