102 New Brookland Pl · West Columbia, SC 29169

$169,999

2 bd · 2.0 ba · 1,125 sqft · Condo · 145 Days on market

Built 1986 $280/mo HOA · 17% 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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• DSCR +4.0/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy easy low maintenance living in this 2 bedroom, 2 bath home ideally located near schools, hospitals interstate access, shopping, and restaurants. New LVP flooring runs thought out the home, and the community pool offers a great place to relax. With yard maintenance included in the HOA, you can spend more time enjoying everything the area has to provide. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• $280 HOA
• 2 parking spots
• Built 1986

Property features AI

Finance

• Other: GPS-friendly directions
• HOA & community: Property is part of an association

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Approximately 0.1 acre lot

Interior

• Bedrooms: Master bedroom on the main level; Second bedroom on the main level
• Bathrooms: Two full bathrooms (including two main full baths)
• Heating & cooling: Central heating; Central air conditioning; Total heated area approximately 1,125
• Interior features: One fireplace; Covered front porch; Covered back porch
• Laundry & utility: Laundry located in a bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $1 ($17/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 $164k (3.4% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#168 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, commute F.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Saluda River Academy For The Arts (math 42% / reading 42%, grade F, #256 of 597 statewide, top 45%, 344 students, 100% FRL); Northside Middle (math 27% / reading 35%, grade F, #128 of 229 statewide, top 58%, 555 students, 91% FRL); Brookland-Cayce High (math 32% / reading 77%, grade C-, #130 of 196 statewide, top 69%, 1,171 students, 100% FRL) — zoned schools average 97% FRL vs 59% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 136 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($57k/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.
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($150k) 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.
• Current owner paid $73k; list at $170k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $149,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.48% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-26,561
• Equity at exit: $25,347

10-year hold

• IRR: -6.1%
• Equity multiple: 0.59×
• Total profit: $-19,308
• 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 29169

• Home prices YoY: -15.8%
• Rents YoY: 3.5%
• Active inventory: 136
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$891
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$71
• HOA: −$280
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $1

Break-even live

Break-even rent $1,640

Max offer price $169,999

Occupancy floor 95%

Sensitivity live

Price	-10% $98	-5% $50	+0% $1	+5% $-47	+10% $-95
Rent	-10% $-128	-5% $-63	+0% $1	+5% $66	+10% $131
Rate	-1.0pp $87	-0.5pp $45	base $1	+0.5pp $-43	+1.0pp $-87

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2720 Sunset Blvd West Columbia, SC	1.0–3.0	1.0–2.0	1187	$2,132	$1.80	21d	35	0.74mi
2705 Leaphart Rd West Columbia, SC	2.0	1.0–2.0	632	$1,500	$2.37	13d	8	1.06mi
332 Guilford St West Columbia, SC	3.0	1.0	958	$1,550	$1.62	23d	1	1.11mi
213 Favorite Ct West Columbia, SC	3.0	2.5	1251	$1,695	$1.35	23d	1	1.23mi
604 Melton St West Columbia, SC	1.0	1.0	1000	$1,475	$1.48	4d	1	1.28mi
900 Gracern Rd Columbia, SC	1.0–3.0	1.0–2.0	1029	$1,414	$1.37	25d	5	1.31mi
506 Wall St West Columbia, SC	2.0	1.0	1256	$1,200	$0.96	25d	1	1.35mi

HOA detail condo

• Monthly dues: $280 · $3,360/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-17
   status $169,999 Pending 145 DOM
2. 2026-06-17
   days on market $169,999 Active - Contingent 145 DOM
3. 2026-06-16
   days on market $169,999 Active - Contingent 144 DOM
4. 2026-06-15
   days on market $169,999 Active - Contingent 143 DOM
5. 2026-06-14
   days on market $169,999 Active - Contingent 141 DOM
6. 2026-06-13
   days on market $169,999 Active - Contingent 140 DOM
7. 2026-06-10
   days on market $169,999 Active - Contingent 138 DOM
8. 2026-06-09
   days on market $169,999 Active - Contingent 137 DOM
9. 2026-06-08
   days on market $169,999 Active - Contingent 136 DOM
10. 2026-06-07
    days on market $169,999 Active - Contingent 135 DOM
11. 2026-06-05
    days on market $169,999 Active - Contingent 132 DOM
12. 2026-06-03
    days on market $169,999 Active - Contingent 131 DOM
13. 2026-06-03
    days on market $169,999 Active - Contingent 130 DOM
14. 2026-06-02
    days on market $169,999 Active - Contingent 129 DOM
15. 2026-05-31
    days on market $169,999 Active - Contingent 128 DOM
16. 2026-05-21
    historical Active - Contingent
17. 2026-04-20
    price $169,999
18. 2026-02-13
    status Active
19. 2026-02-08
    historical Active - Contingent
20. 2026-01-23
    listed $175,000 Active
21. 2014-11-20
    soldstatus $73,000
22. 2004-06-24
    soldstatus $91,000
23. 2001-05-16
    soldstatus $89,500
24. 1992-12-01
    soldstatus $67,400

ⓘ 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: $642 · $54/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$327/yr (+$27/mo · 50.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $19,705
• − Mortgage interest: −$9,523
• − Property taxes: −$642
• − Insurance: −$850
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − HOA: −$3,360
• − Depreciation: −$4,945
• Taxable loss: −$2,768
• Est. tax savings @ 24.0%: +$664
• After-tax cash flow: $681/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 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — West Columbia

• Score: 63/100
• State rank: #168
• US rank: #15166

Category grades

Amenities C Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Columbia, SC
• County: Lexington County · 232,571 people
• City population: 21,647
• Metro: Columbia, SC
• Population (ZIP): 21,647
• Household income: $57,122
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1172.0

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 16% Two or more races 11% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.87%
• Current HPI: 287.4791
• Rent YoY: ▲ 3.48%
• 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

+152.2% since first listed

9 events — show timeline

• 2026-05-21 Contingent — Consolidated MLS
• 2026-04-20 Price Changed $169,999 Consolidated MLS
• 2026-02-13 Relisted — Consolidated MLS
• 2026-02-08 Contingent — Consolidated MLS
• 2026-01-23 Listed $175,000 Consolidated MLS
• 2014-11-20 Sold (Public Records) $73,000 Public Records
• 2004-06-24 Sold (Public Records) $91,000 Public Records
• 2001-05-16 Sold (Public Records) $89,500 Public Records
• 1992-12-01 Sold (Public Records) $67,400 Public Records

Property tax history

-10.3%/yr

Latest (2024): $642 · +2.4% YoY. Source: county tax records.