235 Harvest Glen Ln · West Columbia, SC 29169

$257,000

3 bd · 2.5 ba · 1,805 sqft · SingleFamily public records · 22 Days on market

Built 2017 784 sqft lot $40/mo HOA · 2% of rent ↓ 5% since listing

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming home in the Harvest Glen subdivision of West Columbia, is a Hybrid energy efficient home. It features, tankless water heater, security system, wireless surround sound, along with being close to downtown Columbia. The kitchen has granite countertop with gas stove, pantry, and a drop station when you enter from the 2-car garage. The master suite has 9-foot ceilings along with a double vanity, separate shower and water closet. The second bathroom also has dual vanities. Plenty of room for family and friends. Community has a fitness walking trail perfect for quiet strolls or a great cardio workout. Must see this home to appreciate all the features. Schedule your showing today!!!!!

Key facts

• Security system
• Gas stove
• Granite countertop

Tags

• HYBRID ENERGY EFFICIENT HOME
• TANKLESS WATER HEATER
• SECURITY SYSTEM
• WIRELESS SURROUND SOUND
• GRANITE COUNTERTOP
• GAS STOVE

Property features AI

Finance

• Other: Directions: From I-20 take exit 61 toward West Columbia, keep right at the fork onto Leaphart Rd, go 2.2 miles and turn left onto Harvest Glen Lane; property on the left
• HOA & community: Has homeowners association

Exterior

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

Interior

• Kitchen: Dishwasher; Microwave (above stove)
• Bedrooms: Master bedroom (second level) with double vanity, separate shower, walk-in closet, ceiling fan, separate water closet; Bedroom 2 (second level) with jack-and-jill shared bath, ceiling fan, private closet; Bedroom 3 (second level) with jack-and-jill shared bath, ceiling fan, private closet
• Flooring: Carpet in bedrooms and great room
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary bathrooms
• Heating & cooling: Central heating; Gas heating on first and second levels; Central cooling with Gas Pac
• Interior features: Tankless hot water; Carpeted great room and main living areas

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $257k.

Deal economics

• At list price, monthly cash flow is $59 ($708/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 $210k (18.4% below list).
• Recommended offer: $210k (18.4% below list) — sets the bar for 1% rule.

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: 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 95% FRL vs 59% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 136 active listings in the ZIP; 6 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 44% 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 $2k of loan paydown is wiped out by about $8k 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 22 days — a 2% lower offer ($253k) 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, 64% 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 $209,729 (18.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 10.2

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-36,949
• Equity at exit: $38,320

10-year hold

• IRR: -4.9%
• Equity multiple: 0.67×
• Total profit: $-23,437
• Equity at exit: $22,221

Cash invested: $71,960 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$1,348
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$107
• HOA: −$40
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $59

Break-even live

Break-even rent $2,023

Max offer price $257,000

Occupancy floor 92%

Sensitivity live

Price	-10% $204	-5% $132	+0% $59	+5% $-14	+10% $-87
Rent	-10% $-107	-5% $-24	+0% $59	+5% $142	+10% $225
Rate	-1.0pp $188	-0.5pp $124	base $59	+0.5pp $-8	+1.0pp $-75

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: $64,250
• Closing costs: $7,710
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Brewers Oak Ln West Columbia, SC	3.0	2.5	1600	$2,049	$1.28	4d	1	0.19mi
213 Favorite Ct West Columbia, SC	3.0	2.5	1251	$1,695	$1.35	23d	1	0.42mi
613 Finnegan Ln West Columbia, SC	3.0	2.5	1894	$2,300	$1.21	16d	1	0.49mi
2720 Sunset Blvd West Columbia, SC	1.0–3.0	1.0–2.0	1187	$2,540	$2.14	20d	35	0.93mi
3220 Woodsen Cir West Columbia, SC	3.0	2.0	1475	$1,800	$1.22	25d	1	1.15mi
336 Gum Swamp Trl West Columbia, SC	3.0	2.5	1350	$2,500	$1.85	25d	1	1.15mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: watergassecurity

Listing history 18 events

1. 2026-06-21
   days on market $257,000 Active 22 DOM
2. 2026-06-18
   days on market $257,000 Active 19 DOM
3. 2026-06-17
   days on market $257,000 Active 18 DOM
4. 2026-06-16
   days on market $257,000 Active 17 DOM
5. 2026-06-15
   price $257,000 Active 16 DOM
6. 2026-06-15
   days on market $265,000 Active 16 DOM
7. 2026-06-14
   days on market $265,000 Active 14 DOM
8. 2026-06-13
   days on market $265,000 Active 13 DOM
9. 2026-06-10
   days on market $265,000 Active 11 DOM
10. 2026-06-09
    days on market $265,000 Active 10 DOM
11. 2026-06-08
    days on market $265,000 Active 9 DOM
12. 2026-06-07
    days on market $265,000 Active 8 DOM
13. 2026-06-05
    days on market $265,000 Active 5 DOM
14. 2026-06-03
    days on market $265,000 Active 4 DOM
15. 2026-06-03
    days on market $265,000 Active 3 DOM
16. 2026-06-02
    days on market $265,000 Active 2 DOM
17. 2026-05-31
    remarks 699-char remark
18. 2026-05-31
    listed $265,000 Active 1 DOM

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,465 · $122/mo
• Expected delta: +$228/yr (+$19/mo · 18.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $25,167
• − Mortgage interest: −$14,396
• − Property taxes: −$1,237
• − Insurance: −$1,285
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − HOA: −$480
• − Depreciation: −$7,476
• Taxable loss: −$3,733
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $1,604/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

-5.0% since first listed

5 events — show timeline

• 2026-05-30 Listed $265,000 Consolidated MLS
• 2026-04-04 Price Changed $265,000 Consolidated MLS
• 2026-03-31 Price Changed $269,900 Consolidated MLS
• 2025-12-07 Price Changed $274,900 Consolidated MLS
• 2025-10-21 Listed $279,000 Consolidated MLS

Property tax history

+23.7%/yr

Latest (2024): $1,237 · +2.4% YoY. Source: county tax records.