520 Gallatin Cir · Columbia, SC 29063

$259,900

4 bd · 3.0 ba · 2,856 sqft · SingleFamily public records · 87 Days on market

Built 2003 $10/mo HOA

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4BR/3BA home in Irmo’s desirable Foxboro community! Built in 2003, this home offers approximately 2,856 sq ft of living space with an openlayout, and generous room sizes throughout. The main level features flexible living and dining areas, while the attached garage provides convenienceand storage. Situated on a manageable lot with a fenced backyard, this home is just minutes from shopping, dining, and I-26 for an easy commute. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 2 garage spots
• Built 2003
• Listed 87 days

Property features AI

Finance

• Other: Directions: Broad River Rd to Kennerly Rd. Kennerly Rd to Hollingshed. Hollingshed Rd to Gallatin Circle.
• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public sewer
• Home design: Two-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Three full bathrooms
• Interior features: Central heating and central air conditioning; Total heated area 2,856 (reported)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $239 ($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 $240k (7.5% below list).
• Recommended offer: $240k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oak Pointe Elementary (math 63% / reading 62%, grade B, #69 of 597 statewide, top 12%, 520 students, 48% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 50% FRL vs 27% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 51% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Lexington 05 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 315 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 31% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $8k 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 87 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $176k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,381 (7.5% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.92% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.78% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-32,203
• Equity at exit: $38,752

10-year hold

• IRR: -7.0%
• Equity multiple: 0.60×
• Total profit: $-29,262
• Equity at exit: $22,471

Cash invested: $72,772 (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 29063

• Rents YoY: 0.8%
• Active inventory: 315
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,404 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$179 /mo · $2,147/yr
• Insurance: −$108
• HOA: −$10
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $239

Break-even live

Break-even rent $2,101

Max offer price $259,900

Occupancy floor 85%

Sensitivity live

Price	-10% $386	-5% $312	+0% $239	+5% $165	+10% $92
Rent	-10% $49	-5% $144	+0% $239	+5% $334	+10% $429
Rate	-1.0pp $370	-0.5pp $305	base $239	+0.5pp $172	+1.0pp $103

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
167 Pond Oak Ln Columbia, SC	3.0	2.0	2105	$2,200	$1.05	24d	1	1.22mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 17 events

1. 2026-06-18
   days on market $259,900 Active 87 DOM
2. 2026-06-17
   days on market $259,900 Active 86 DOM
3. 2026-06-16
   days on market $259,900 Active 85 DOM
4. 2026-06-15
   days on market $259,900 Active 84 DOM
5. 2026-06-14
   days on market $259,900 Active 82 DOM
6. 2026-06-13
   pricedays on market $259,900 Active 81 DOM
7. 2026-06-10
   days on market $269,900 Active 79 DOM
8. 2026-06-09
   days on market $269,900 Active 78 DOM
9. 2026-06-08
   days on market $269,900 Active 77 DOM
10. 2026-06-07
    days on market $269,900 Active 76 DOM
11. 2026-06-03
    days on market $269,900 Active 72 DOM
12. 2026-06-03
    days on market $269,900 Active 71 DOM
13. 2026-06-01
    days on market $269,900 Active 70 DOM
14. 2026-05-31
    days on market $269,900 Active 69 DOM
15. 2026-04-21
    price $284,900
16. 2026-03-23
    listed $299,900 Active
17. 2005-11-15
    soldstatus $176,000

ⓘ 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: $2,147 · $179/mo
• Projected year-2 tax: $2,147 · $179/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $28,846
• − Mortgage interest: −$14,558
• − Property taxes: −$2,147
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,308
• − Management: −$2,308
• − HOA: −$120
• − Depreciation: −$7,561
• Taxable loss: −$1,455
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $3,216/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: Lexington 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 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): 38,201
• Household income: $91,973
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 962.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 26% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Slovak 4% Serbian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -130.57%
• Current HPI: 204.0147
• Rent YoY: ▲ 0.78%
• 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

+61.9% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $284,900 Consolidated MLS
• 2026-03-23 Listed $299,900 Consolidated MLS
• 2005-11-15 Sold (Public Records) $176,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,147 · +4.0% YoY. Source: county tax records.