3028 Harborview Dr · Columbia, SC 29229

$198,000

3 bd · 2.5 ba · 1,288 sqft · Townhouse · 60 Days on market

Built 2025 Excellent condition 1,742 sqft lot $118/mo HOA · 6% 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 +16.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

he Laurens B end unit offers a comfortable and welldesigned layout, beginning with an open main floor that blends the great room, dining area, and kitchen into a welcoming everyday living space. The kitchen features rich Sarsaparilla cabinets, Luna Pearl granite countertops, stainless steel appliances, pendant lighting, and durable Oyster Oak luxury vinyl plank flooring that extends throughout the first level. Upstairs, the primary suite includes a spacious walkin closet and an ensuite with a shower/tub combo, while the secondary bedrooms are finished with concretetone carpet for added softness and durability. A fully fenced backyard with a generous patio and exterior storage closet enhances outdoor living, and included irrigation and exterior maintenance keep upkeep simple. Planned community amenitiessuch as a pool, cabana, playground, fire pit, and sidewalkscreate a welcoming environment for relaxation and connection.

Key facts

• Generous pantry
• Great room
• Open kitchen

Tags

• GREAT ROOM
• OPEN KITCHEN
• SARSAPARILLA CABINETS
• LUNA PEARL GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GENEROUS PANTRY

Property features AI

Finance

• Other: New construction warranty from the builder
• HOA & community: Homeowners association; Association maintains common areas, exterior and front yard; Community amenities include a pool, playground, sidewalks, street lights and green areas

Exterior

• Utilities: Public water; Public sewer; Thermopane energy-efficient windows
• Home design: Two-story home; House faces east; Vinyl exterior finish
• Construction: Slab foundation
• Exterior features: Patio; Uncovered back porch; Sprinkler system; Full gutters; Wood privacy fence enclosing the yard

Interior

• Kitchen: Eat-in kitchen; Pantry; Granite countertops; Stained wood cabinets; Recessed lighting; Luxury vinyl plank flooring; Microwave above stove; Self-cleaning smooth-surface range; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom on second level with double vanity, private bath, walk-in closet, tub/shower, ceiling fan, carpet and luxury vinyl plank flooring; Bedroom 2 on second level with shared bath, private closet, carpet and luxury vinyl plank flooring; Bedroom 3 on second level with shared bath, private closet, carpet and luxury vinyl plank flooring
• Flooring: Luxury vinyl plank flooring throughout main living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Two second-level full bathrooms
• Heating & cooling: Central cooling; Electric heating with heat pumps on both levels; Split system with zoned heating/cooling
• Interior features: Ceiling fans; Smoke detector; Attic with pull-down access; Great room with luxury vinyl plank flooring
• Laundry & utility: Main-level utility/laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $198k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Recommended offer: $192k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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 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: Pontiac Elementary (math 39% / reading 35%, grade F, #315 of 597 statewide, top 55%, 724 students, 68% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 41% district-wide (+14 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: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/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 $6k 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 60 days — a 3% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $192,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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 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: 1.01% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-26,047
• Equity at exit: $29,522

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-15,695
• Equity at exit: $17,119

Cash invested: $55,440 (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

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$1,038
• Tax est. 1.5%: −$248 /mo · $2,970/yr
• Insurance: −$82
• HOA: −$118
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $99

Break-even live

Break-even rent $1,881

Max offer price $198,000

Occupancy floor 90%

Sensitivity live

Price	-10% $236	-5% $168	+0% $99	+5% $31	+10% $-38
Rent	-10% $-59	-5% $20	+0% $99	+5% $178	+10% $258
Rate	-1.0pp $199	-0.5pp $150	base $99	+0.5pp $48	+1.0pp $-4

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1037 Astoria DR Columbia, SC	3.0	2.5	1363	$1,900	$1.39	4d	1	0.07mi
1074 Cornelia St Elgin, SC	3.0	2.5	1432	$1,995	$1.39	4d	1	0.53mi
1102 Semoran Way Columbia, SC	3.0–4.0	2.5	1488	$1,730	$1.16	3d	16	0.82mi
4415 Percival Rd Columbia, SC	1.0–3.0	1.0–2.0	1112	$2,226	$2.00	3d	20	0.85mi
325 Spears Creek Church Rd Elgin, SC	1.0–2.0	1.0–2.0	1038	$1,460	$1.41	4d	5	1.30mi
840 Sparkleberry Ln Columbia, SC	1.0–2.0	1.0–2.0	924	$1,579	$1.71	4d	6	1.40mi

HOA detail

• Monthly dues: $118 · $1,416/yr
• Likely covers: exterior maint.pool

Listing history 10 events

1. 2026-06-18
   price $198,000 Active 60 DOM
2. 2026-06-18
   days on market $204,000 Active 60 DOM
3. 2026-06-17
   days on market $204,000 Active 59 DOM
4. 2026-06-16
   days on market $204,000 Active 58 DOM
5. 2026-06-15
   days on market $204,000 Active 57 DOM
6. 2026-06-14
   days on market $204,000 Active 55 DOM
7. 2026-06-13
   statusdays on market $204,000 Active 54 DOM
8. 2026-04-07
   listed $204,000 Active
9. 2026-03-22
   price $204,000 933-char remark

   Show marketing remark (933 chars)

   he Laurens B end unit offers a comfortable and welldesigned layout, beginning with an open main floor that blends the great room, dining area, and kitchen into a welcoming everyday living space. The kitchen features rich Sarsaparilla cabinets, Luna Pearl granite countertops, stainless steel appliances, pendant lighting, and durable Oyster Oak luxury vinyl plank flooring that extends throughout the first level. Upstairs, the primary suite includes a spacious walkin closet and an ensuite with a shower/tub combo, while the secondary bedrooms are finished with concretetone carpet for added softness and durability. A fully fenced backyard with a generous patio and exterior storage closet enhances outdoor living, and included irrigation and exterior maintenance keep upkeep simple. Planned community amenitiessuch as a pool, cabana, playground, fire pit, and sidewalkscreate a welcoming environment for relaxation and connection.

10. 2026-03-10
    listed $204,810 Active 933-char remark

    Show marketing remark (933 chars)

    he Laurens B end unit offers a comfortable and welldesigned layout, beginning with an open main floor that blends the great room, dining area, and kitchen into a welcoming everyday living space. The kitchen features rich Sarsaparilla cabinets, Luna Pearl granite countertops, stainless steel appliances, pendant lighting, and durable Oyster Oak luxury vinyl plank flooring that extends throughout the first level. Upstairs, the primary suite includes a spacious walkin closet and an ensuite with a shower/tub combo, while the secondary bedrooms are finished with concretetone carpet for added softness and durability. A fully fenced backyard with a generous patio and exterior storage closet enhances outdoor living, and included irrigation and exterior maintenance keep upkeep simple. Planned community amenitiessuch as a pool, cabana, playground, fire pit, and sidewalkscreate a welcoming environment for relaxation and connection.

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $24,084
• − Mortgage interest: −$11,091
• − Property taxes: −$2,970
• − Insurance: −$990
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − HOA: −$1,416
• − Depreciation: −$5,760
• Taxable loss: −$1,997
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $1,669/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 · 12 photos

Excellent 100/100 None rehab

This Laurens B townhome is in excellent condition with a spacious and functional layout, ideal for those needing extra space. The home is move-in ready with modern finishes and a well-maintained exterior.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers
• Both Add a smart home system — A smart home system can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Add a smart home system — A smart home system can increase property value and attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Columbia, SC
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Korean 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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• 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

-0.4% since first listed

3 events — show timeline

• 2026-04-07 Listed $204,000 Consolidated MLS
• 2026-03-22 Price Changed $204,000 Zillow
• 2026-03-10 Listed $204,810 Zillow