1208 Bush River Rd Unit C3 · Columbia, SC 29210-7520

$40,000

2 bd · 1.0 ba · 1,000 sqft · Townhouse · 271 Days on market

Built 1973 Good condition $40/sqft · 27% below area Est $54k · 27% under

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0

Listing remarks

"Investor Special". First floor unit. This two bedroom unit is conveniently located to I-26 & I-20, Harbison shopping/ dining and downtown Columbia. In unit laundry. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Recently updated
• First floor unit
• In unit laundry

Tags

• FIRST FLOOR UNIT
• RECENTLY UPDATED
• IN UNIT LAUNDRY
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% 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 01 (urban): math 26% / reading 36% proficiency, ranked #54 of 80 in SC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: H. B. Rhame Elementary (math 15% / reading 20%, grade F, #512 of 597 statewide, top 86%, 446 students, 100% FRL); St. Andrews Middle (math 9% / reading 18%, grade F, #207 of 229 statewide, top 91%, 706 students, 100% FRL); Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $1k of equity ($277 loan paydown + $1k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $26k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.77% ✓
• Cap rate: 24.29%
• Cash-on-cash: 64.28%
• DSCR: 3.86
• GRM: 3.0

CMA / ARV

• ARV (median comp): $54,471
• List price: $40,000
• Delta: -26.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 Bush River Rd	0.00mi	2/1.0	1,000 (0%)	25mo	$61,050	$61	80
1208 Bush River Rd	0.00mi	2/2.0	1,052 (+5%)	52mo	$53,000	$50	67
1850 Atlantic Dr Unit 226	1.86mi	1/1.0 (-1)	979 (-2%)	7mo	$81,500	$83	51
1509 Atlantic Dr	1.36mi	2/1.0	983 (-2%)	55mo	$168,000	$171	42
8 Canterbury Ct	0.43mi	2/2.5	1,100 (+10%)	50mo	$80,000	$73	37
418 Old Mnr	0.90mi	1/1.0 (-1)	972 (-3%)	27mo	$575,000	$592	35
55 Delane Dr	0.26mi	3/2.0 (+1)	1,273 (+27%)	37mo	$238,000	$187	34
1505 Cherokee Dr	1.35mi	2/1.0	744 (-26%)	33mo	$190,000	$255	20
410 Monarch Ln	1.82mi	2/2.0	1,300 (+30%)	51mo	$220,000	$169	16
3208 Montcrest Rd	1.98mi	3/2.0 (+1)	1,257 (+26%)	40mo	$208,000	$165	11
728 Betsy Dr	1.27mi	3/2.0 (+1)	1,200 (+20%)	50mo	$168,500	$140	11

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 69.1%
• Equity multiple: 4.84×
• Total profit: $43,046
• Equity at exit: $17,986

10-year hold

• IRR: 68.6%
• Equity multiple: 9.90×
• Total profit: $99,717
• Equity at exit: $27,718

Cash invested: $11,200 (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 →

Active competition Active MLS

• For sale now: 8 active · 5 under contract
• Median asking: $62,450 ($64/sqft)
• Median days on market: 70 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -14.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29210-7520

• Active inventory: 4
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,109 high
• Mortgage (P&I): −$210
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $600

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 41%

Sensitivity live

Price	-10% $623	-5% $611	+0% $600	+5% $589	+10% $577
Rent	-10% $512	-5% $556	+0% $600	+5% $644	+10% $688
Rate	-1.0pp $620	-0.5pp $610	base $600	+0.5pp $590	+1.0pp $579

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: $10,000
• Closing costs: $1,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1000	$1,072	$1.07	119d	3	0.04mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1125	$988	$0.88	9d	7	0.04mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1125	$988	$0.88	4d	6	0.04mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1106	$975	$0.88	2d	6	0.04mi
19 Canterbury Ct Unit 1 Columbia, SC	2.0	2.5	1100	$1,100	$1.00	6d	1	0.45mi
514 Menlo Dr Unit bg0514 Columbia, SC	2.0	1.0	912	$1,250	$1.37	5d	1	0.86mi
507 Menlo Dr Unit BG0507 Columbia, SC	2.0	1.0	912	$1,250	$1.37	5d	1	0.86mi
505 Menlo Dr Unit bg0505 Columbia, SC	2.0	1.0	912	$1,250	$1.37	62d	1	0.86mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,324	$2.09	62d	26	0.88mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,123	$1.77	0d	42	0.88mi
114 Menlo Dr Unit BG0114 Columbia, SC	3.0	2.0	1300	$1,600	$1.23	62d	1	0.90mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,300	$1.20	0d	3	0.90mi
200 Berryhill Rd Columbia, SC	1.0–2.0	1.0–2.0	895	$1,754	$1.96	6d	17	0.90mi
318 Menlo Dr Unit BG0318 Columbia, SC	2.0	1.0	912	$1,250	$1.37	5d	1	0.91mi
324 Menlo Dr Unit BG0324 Columbia, SC	2.0	1.0	912	$1,175	$1.29	110d	1	0.92mi
919 Old Manor Rd Columbia, SC	2.0	1.0	912	$1,150	$1.26	62d	1	0.93mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	119d	1	0.93mi
1124 Menlo Dr Unit BG1124 Columbia, SC	3.0	2.0	1300	$1,550	$1.19	62d	1	0.97mi
1402 Old Manor Rd Columbia, SC	2.0	1.0	912	$1,025	$1.12	5d	1	0.99mi
1000 Bent Tree Ln Columbia, SC	1.0	1.0	705	$900	$1.28	5d	1	0.99mi
900 Gracern Rd Columbia, SC	2.0	2.0	1162	$1,420	$1.22	0d	3	1.07mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,062	$1.16	0d	7	1.30mi
10 Shoreham Ct Columbia, SC	3.0	2.5	1320	$1,620	$1.23	5d	1	1.33mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,445	$1.67	0d	19	1.34mi
2709 Haymarket Rd Columbia, SC	3.0	1.5	1242	$1,700	$1.37	62d	1	1.38mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$1,445	$1.65	0d	20	1.43mi
1904 Pine Lake Dr West Columbia, SC	2.0	2.0	1150	$1,340	$1.17	6d	1	1.45mi
1401 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	1000	$1,116	$1.12	110d	9	1.47mi
1513 Farrington Way Columbia, SC	1.0–3.0	1.0–2.5	1150	$1,302	$1.13	5d	9	1.49mi

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: 1 parking space
• Utilities: Public sewerPublic water
• Home design: Condominium unit (multifamily building)
• Construction: Slab foundation
• Exterior features: Partial brick exterior above foundationPaved road accessPublic water

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral cooling
• Interior features: Central heating and central air

Listing history 50 events

1. 2026-09-24
   days on market $40,000 Active 271 DOM
2. 2026-09-23
   days on market $40,000 Active 270 DOM
3. 2026-09-22
   days on market $40,000 Active 269 DOM
4. 2026-09-21
   days on market $40,000 Active 268 DOM
5. 2026-09-20
   days on market $40,000 Active 267 DOM
6. 2026-09-19
   days on market $40,000 Active 266 DOM
7. 2026-09-18
   days on market $40,000 Active 265 DOM
8. 2026-09-17
   days on market $40,000 Active 264 DOM
9. 2026-09-16
   days on market $40,000 Active 263 DOM
10. 2026-09-15
    days on market $40,000 Active 262 DOM
11. 2026-09-14
    days on market $40,000 Active 261 DOM
12. 2026-09-13
    days on market $40,000 Active 260 DOM
13. 2026-09-12
    days on market $40,000 Active 259 DOM
14. 2026-09-11
    days on market $40,000 Active 258 DOM
15. 2026-09-05
    days on market $40,000 Active 252 DOM
16. 2026-09-04
    days on market $40,000 Active 251 DOM
17. 2026-09-03
    pricedays on market $40,000 Active 250 DOM
18. 2026-08-31
    days on market $51,000 Active 247 DOM
19. 2026-08-30
    days on market $51,000 Active 246 DOM
20. 2026-08-29
    days on market $51,000 Active 245 DOM
21. 2026-08-28
    days on market $51,000 Active 244 DOM
22. 2026-08-27
    days on market $51,000 Active 243 DOM
23. 2026-08-26
    days on market $51,000 Active 242 DOM
24. 2026-08-25
    days on market $51,000 Active 241 DOM
25. 2026-08-24
    days on market $51,000 Active 240 DOM
26. 2026-08-23
    days on market $51,000 Active 239 DOM
27. 2026-08-22
    days on market $51,000 Active 238 DOM
28. 2026-08-21
    days on market $51,000 Active 237 DOM
29. 2026-08-20
    days on market $51,000 Active 236 DOM
30. 2026-08-19
    days on market $51,000 Active 235 DOM
31. 2026-08-18
    days on market $51,000 Active 234 DOM
32. 2026-08-17
    days on market $51,000 Active 233 DOM
33. 2026-08-16
    days on market $51,000 Active 232 DOM
34. 2026-08-15
    days on market $51,000 Active 231 DOM
35. 2026-08-15
    days on market $51,000 Active 230 DOM
36. 2026-08-13
    days on market $51,000 Active 229 DOM
37. 2026-08-12
    days on market $51,000 Active 228 DOM
38. 2026-08-11
    days on market $51,000 Active 227 DOM
39. 2026-08-10
    days on market $51,000 Active 226 DOM
40. 2026-08-09
    days on market $51,000 Active 225 DOM
41. 2026-08-08
    days on market $51,000 Active 224 DOM
42. 2026-08-07
    days on market $51,000 Active 223 DOM
43. 2026-08-06
    days on market $51,000 Active 222 DOM
44. 2026-08-05
    days on market $51,000 Active 221 DOM
45. 2026-08-04
    days on market $51,000 Active 220 DOM
46. 2026-08-03
    days on market $51,000 Active 219 DOM
47. 2026-07-31
    days on market $51,000 Active 216 DOM
48. 2026-07-30
    days on market $51,000 Active 215 DOM
49. 2026-07-28
    days on market $51,000 Active 213 DOM
50. 2026-07-26
    days on market $51,000 Active 211 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: $598 · $50/mo
• Projected year-2 tax: $598 · $50/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs

Taxation est. · year 1

• Rental income: $13,310
• − Mortgage interest: −$2,241
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$1,164
• Taxable income: $6,978
• Est. tax owed @ 24.0%: −$1,675
• After-tax cash flow: $5,525/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $5,000–$15,000 screening

This two-bedroom townhouse is in good condition with cosmetic updates needed to enhance its curb appeal and value. It's conveniently located and ready for new owners to move in.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters granite Appliances white HVAC central · new lt5

Value-add opportunities

• Both Painting exterior brick — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both New flooring in bathrooms — Modernizes the space and can increase both resale and rental value. ↑
• Both New kitchen appliances — Modernizes the space and can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Seven Oaks Elementary F SC #416/597 Nat'l #28,299/41,679 Middle Irmo Middle F SC #110/229 Nat'l #7,813/14,009 High Irmo High C- SC #130/196 Nat'l #4,461/17,239

Schools (NCES district)

• District: Richland 01
• NCES district ID: 4503360
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $38,931
• Composite: 25.94/100
• National rank: #7335
• State rank: #54 of 80 in SC

B Composite livability gradescore 78/100

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

---

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

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

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: 1 parking space
• Utilities: Public sewerPublic water
• Home design: Condominium unit (multifamily building)
• Construction: Slab foundation
• Exterior features: Partial brick exterior above foundationPaved road accessPublic water

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral cooling
• Interior features: Central heating and central air

Price history

+79.9% since first listed

9 events — show timeline

• 2026-04-01 Price Changed $55,500 Consolidated MLS
• 2026-01-19 Relisted — Consolidated MLS
• 2025-12-17 Pending — Consolidated MLS
• 2025-11-19 Listed $66,500 Consolidated MLS
• 2024-04-30 Pending — Consolidated MLS
• 2024-04-15 Contingent — Consolidated MLS
• 2024-03-07 Listed $65,000 Consolidated MLS
• 1995-02-01 Sold (Public Records) $37,200 Public Records
• 1982-11-01 Sold (Public Records) $30,850 Public Records

Property tax history

-2.4%/yr

Latest (2024): $598 · +0.1% YoY. Source: county tax records.