406 Eclipse Ln · Columbia, SC 29016

$275,000

3 bd · 2.5 ba · 1,962 sqft · SingleFamily · 48 Days on market

Built 2022 Good condition $44/mo HOA · 2% of rent

---

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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you’ve been waiting for the right opportunity in Elgin—this is it. This sought-after floor plan is one of the more expensive options when built new in the community, and right now, this is the only one available at this price point in this community. Truly unmatched. This well-maintained 3 bedroom, 2.5 bathroom home offers the space and layout buyers are actively looking for. The main level features open-concept living with a generous dining area, spacious living room, and kitchen that flows perfectly for everyday living and entertaining. Virtual Staging photos used. Upstairs, you��ll find a versatile loft—ideal for a home office, reading nook, or flex space—along

Key facts

• Generous dining area
• Open-concept living
• Versatile loft

Tags

• OPEN-CONCEPT LIVING
• GENEROUS DINING AREA
• SPACIOUS LIVING ROOM
• VERSATILE LOFT

Property features AI

Finance

• HOA & community: Has homeowners association; Association amenities include clubhouse, pool, and common area maintenance

Exterior

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

Interior

• Kitchen: Kitchen located on the main level
• Bedrooms: Master bedroom on the second floor; Second bedroom on the second floor; Third bedroom on the second floor
• Bathrooms: Two full bathrooms; One half bathroom; Two second full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace
• Laundry & utility: Washer/Dryer area on the second floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $228 ($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 $275k (0.0% below list).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 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: 650 active listings in the ZIP; 2 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 35% of the median local income ($95k/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 48 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago 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, 65% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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: 1.00% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-29,991
• Equity at exit: $41,003

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-7,162
• Equity at exit: $23,777

Cash invested: $77,000 (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 29016

• Home prices YoY: -26.3%
• Active inventory: 650
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$44
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $228

Break-even live

Break-even rent $2,461

Max offer price $275,000

Occupancy floor 87%

Sensitivity live

Price	-10% $418	-5% $323	+0% $228	+5% $133	+10% $38
Rent	-10% $10	-5% $119	+0% $228	+5% $336	+10% $445
Rate	-1.0pp $366	-0.5pp $298	base $228	+0.5pp $156	+1.0pp $84

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Ollivander Ln Elgin, SC	4.0	2.5	2440	$2,400	$0.98	24d	1	0.13mi
225 Bails Rd Elgin, SC	3.0	2.0	2176	$2,350	$1.08	3d	1	0.73mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 28 events

1. 2026-06-18
   days on market $275,000 Active 48 DOM
2. 2026-06-17
   days on market $275,000 Active 47 DOM
3. 2026-06-16
   days on market $275,000 Active 46 DOM
4. 2026-06-15
   days on market $275,000 Active 45 DOM
5. 2026-06-14
   remarks 675-char remark
6. 2026-06-14
   days on market $275,000 Active 43 DOM
7. 2026-06-13
   days on market $275,000 Active 42 DOM
8. 2026-06-10
   days on market $275,000 Active 40 DOM
9. 2026-06-09
   days on market $275,000 Active 39 DOM
10. 2026-06-08
    days on market $275,000 Active 38 DOM
11. 2026-06-07
    days on market $275,000 Active 37 DOM
12. 2026-06-05
    days on market $275,000 Active 34 DOM
13. 2026-06-03
    days on market $275,000 Active 33 DOM
14. 2026-06-03
    days on market $275,000 Active 32 DOM
15. 2026-06-01
    days on market $275,000 Active 31 DOM
16. 2026-05-31
    days on market $275,000 Active 30 DOM
17. 2026-05-16
    price $275,000
18. 2026-05-01
    listed $280,000 Active
19. 2025-04-10
    historical $1,995
20. 2025-03-04
    historical $1,995
21. 2025-03-04
    listed $1,995
22. 2025-01-05
    historical $2,100
23. 2025-01-03
    listed $2,100
24. 2024-12-21
    listed $2,100
25. 2023-11-05
    historical $1,950
26. 2023-10-27
    listed $1,950
27. 2023-10-20
    historical $1,950
28. 2023-10-07
    listed $1,950

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $32,995
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − HOA: −$528
• − Depreciation: −$8,000
• Taxable loss: −$1,717
• Est. tax savings @ 24.0%: +$412
• After-tax cash flow: $3,144/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

Good 80/100 Cosmetic rehab

This well-maintained single-family home in Elgin offers a spacious floor plan with modern updates and a good condition score, making it a great investment opportunity.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental replace air filters — improves air quality and HVAC efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental replace air filters — improves air quality and HVAC efficiency ↑

ⓘ 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): 30,454
• Household income: $95,082
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 559.0

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 0.64)
• Race & ethnicity: Black 43% White 42% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▼ -65.48%
• Current HPI: 183.5933
• Rent YoY: —
• 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

+14002.6% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $275,000 Consolidated MLS
• 2026-05-01 Listed $280,000 Consolidated MLS
• 2025-04-10 Rental Removed $1,995 APPFOLIO
• 2025-03-04 Rental Removed $1,995 RENT.
• 2025-03-04 Listed for Rent $1,995 APPFOLIO
• 2025-01-05 Rental Removed $2,100 APPFOLIO
• 2025-01-03 Listed for Rent $2,100 RENT.
• 2024-12-21 Listed for Rent $2,100 APPFOLIO
• 2023-11-05 Rental Removed $1,950 BUILDIUM
• 2023-10-27 Listed for Rent $1,950 BUILDIUM
• 2023-10-20 Rental Removed $1,950 BUILDIUM
• 2023-10-07 Listed for Rent $1,950 BUILDIUM