Is 406 Eclipse Ln in Columbia, SC a good investment?

CashFlowRE grades it D+ with a 5.8% cap rate and $-120/mo modeled cash flow at a $265,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 406 Eclipse Ln?

The modeled cap rate is 5.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,222/month, from CashFlowRE's rent model.

D+ Composite 48.91

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).

ARV discount +15.0/15.0
Cash flow +10.8/30.0
Schools +5.5/10.0
Condition / age +4.0/5.0
Livability +3.9/5.0
1% rule +3.4/10.0
Rent growth +3.2/5.0
DSCR +3.1/10.0
Appreciation +0.0/10.0

$265,000

406 Eclipse Ln · Columbia, SC 29045

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

Built 2022 Good condition Garage $135/sqft · 24% below area Est $347k · 24% under $44/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

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.

Key facts

Generous dining area
Open-concept living
Versatile loft

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath single-family listed at $265k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
To cash-flow at today's rent, offer at most $248k (6.5% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (16.1% below list).
Recommended offer: $222k (16.1% below list) — sets the bar for 1% rule.

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 (+2.7%/yr); 584 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
This rent runs 31% of the median local income ($87k/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 ($257k) is reasonable based on typical stale-listing flexibility.
7 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 $222,235 (16.1% below list)

Questions for the listing agent

What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
It's been on market 48 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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?
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.
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.
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: 0.84% ✗
Cap rate: 5.75%
Cash-on-cash: -1.94%
DSCR: 0.91
GRM: 9.9

CMA / ARV

ARV (median comp): $347,089
List price: $265,000
Delta: -23.65%
Verdict: UNDERPRICED
Comps: 6 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Sorrel Tree Ln	2.15mi	3/2.0	1,897 (-3%)	14mo	$245,000	$129	45
341 Cullin Rd N	0.61mi	3/2.0	2,384 (+22%)	9mo	$345,000	$145	37
505 E Peaceful Pines Way	2.13mi	3/2.5	1,854 (-6%)	33mo	$261,445	$141	36
909 Tuxford Trl	1.88mi	3/2.5	2,100 (+7%)	24mo	$278,600	$133	33
441 Layup Cir	1.06mi	3/2.0	1,620 (-17%)	8mo	$329,900	$204	32
125 Calming Creek Way	2.24mi	3/2.5	1,748 (-11%)	36mo	$305,000	$174	27
117 Bolter Ln	0.69mi	3/3.0	2,532 (+29%)	18mo	$390,000	$154	25
25 Sugar Maple Ct	0.71mi	3/2.0	1,720 (-12%)	35mo	$240,000	$140	24
336 Cullin Rd	0.59mi	4/3.0 (+1)	2,450 (+25%)	37mo	$324,436	$132	21
1276 Independence Dr	2.18mi	3/2.5	1,578 (-20%)	35mo	$252,000	$160	20
1145 Declaration Dr	2.18mi	3/3.0	1,630 (-17%)	34mo	$275,000	$169	18
4044 Summerland Way	2.21mi	4/2.5 (+1)	2,429 (+24%)	36mo	$375,521	$155	15

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 · 2.7% rent growth · sell at horizon

5-year hold

IRR: -19.8%
Equity multiple: 0.31×
Total profit: $-51,173
Equity at exit: $39,512

10-year hold

IRR: -13.3%
Equity multiple: 0.23×
Total profit: $-56,859
Equity at exit: $22,912

Cash invested: $74,200 (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: 59 active · 62 under contract
Median asking: $275,000 ($147/sqft)
Median days on market: 55 d
This list price: 32% of active listings are priced below it
ARV vs active asking: +20.3% above current asking $/sqft

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

ZIP-level market 29045

Home prices YoY: -17.9%
Rents YoY: 2.7%
Active inventory: 584
Price-to-rent: 9.9×

Monthly cashflow live

Estimated rent: $2,222 high interval (Pro) →
Mortgage (P&I): −$1,390
Tax est. 1.5%: −$331 /mo · $3,975/yr
Insurance: −$110
HOA: −$44
Lot rent: −$0
Vacancy / Maint / Mgmt: −$467
Net cashflow: $-120

Break-even live

Break-even rent $2,374

Max offer price $247,679

Occupancy floor —

Sensitivity live

Price	-10% $63	-5% $-28	+0% $-120	+5% $-211	+10% $-303
Rent	-10% $-295	-5% $-207	+0% $-120	+5% $-32	+10% $56
Rate	-1.0pp $14	-0.5pp $-52	base $-120	+0.5pp $-188	+1.0pp $-258

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: $66,250
Closing costs: $7,950
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Eclipse Ln Elgin, SC	4.0	2.5	1726	$2,200	$1.27	62d	1	0.02mi
405 Eclipse Ln Elgin, SC	3.0	2.5	1476	$1,790	$1.21	3d	1	0.04mi
807 N Desert Orchard Ln Elgin, SC	3.0	2.5	1950	$2,300	$1.18	78d	1	0.09mi
241 Ridley Hill Ln , SC	4.0	2.5	2584	$2,430	$0.94	0d	1	0.12mi
1054 Crescent Corner Dr Elgin, SC	4.0	2.5	1800	$2,275	$1.26	62d	1	0.12mi
305 Ollivander Ln Elgin, SC	4.0	2.5	2440	$2,400	$0.98	119d	1	0.13mi
225 Bails Rd Elgin, SC	3.0	2.0	2176	$2,350	$1.08	98d	1	0.73mi

Property features AI

Finance

Other: Directions: From Spears Creek, turn left onto Percival Road, make a left onto County Line Trail and Ellington is on the right.
HOA & community: Property is part of an association

Exterior

Parking: Attached garage with 2 garage spaces
Utilities: Public sewerPublic water
Home design: Two-story home
Construction: Slab foundation
Exterior features: Vinyl exterior finishPaved road accessPublic water

Interior

Kitchen: Main-level kitchenSecond main-level kitchen (Kitchen 2 listed on main level)
Bedrooms: Master bedroom on the second floor
Bathrooms: Two full bathroomsOne half bathroomTwo additional full secondary bathrooms
Heating & cooling: Central heatingCentral cooling
Interior features: One fireplaceSecond-floor master bedroom
Laundry & utility: Washer/dryer area on the second floor

Listing history 50 events

2026-09-24

days on market $265,000 Active 48 DOM
2026-09-23

days on market $265,000 Active 47 DOM
2026-09-22

days on market $265,000 Active 46 DOM
2026-09-21

days on market $265,000 Active 45 DOM
2026-09-20

days on market $265,000 Active 44 DOM
2026-09-19

days on market $265,000 Active 43 DOM
2026-09-18

days on market $265,000 Active 42 DOM
2026-09-17

days on market $265,000 Active 41 DOM
2026-09-16

days on market $265,000 Active 40 DOM
2026-09-15

days on market $265,000 Active 39 DOM
2026-09-14

days on market $265,000 Active 38 DOM
2026-09-13

days on market $265,000 Active 37 DOM
2026-09-12

days on market $265,000 Active 36 DOM
2026-09-11

days on market $265,000 Active 35 DOM
2026-09-05

days on market $265,000 Active 29 DOM
2026-09-04

days on market $265,000 Active 28 DOM
2026-09-03

days on market $265,000 Active 27 DOM
2026-08-31

days on market $265,000 Active 24 DOM
2026-08-30

days on market $265,000 Active 23 DOM
2026-08-29

days on market $265,000 Active 22 DOM
2026-08-28

days on market $265,000 Active 21 DOM
2026-08-27

days on market $265,000 Active 20 DOM
2026-08-26

days on market $265,000 Active 19 DOM
2026-08-25

days on market $265,000 Active 18 DOM
2026-08-24

days on market $265,000 Active 17 DOM
2026-08-23

days on market $265,000 Active 16 DOM
2026-08-22

days on market $265,000 Active 15 DOM
2026-08-21

days on market $265,000 Active 14 DOM
2026-08-20

days on market $265,000 Active 13 DOM
2026-08-19

days on market $265,000 Active 12 DOM
2026-08-18

days on market $265,000 Active 11 DOM
2026-08-17

days on market $265,000 Active 10 DOM
2026-08-16

days on market $265,000 Active 9 DOM
2026-08-15

days on market $265,000 Active 8 DOM
2026-08-14

days on market $265,000 Active 7 DOM
2026-08-13

days on market $265,000 Active 6 DOM
2026-08-12

days on market $265,000 Active 5 DOM
2026-08-11

days on market $265,000 Active 4 DOM
2026-08-10

days on market $265,000 Active 3 DOM
2026-08-09

days on market $265,000 Active 2 DOM
2026-08-07

pricedays on marketlisting id $265,000 Active 1 DOM
2026-07-24

days on market $270,000 Active 84 DOM
2026-07-23

days on market $270,000 Active 83 DOM
2026-07-22

days on market $270,000 Active 82 DOM
2026-07-21

days on market $270,000 Active 81 DOM
2026-07-18

days on market $270,000 Active 78 DOM
2026-07-16

days on market $270,000 Active 76 DOM
2026-07-16

days on market $270,000 Active 75 DOM
2026-07-14

days on market $270,000 Active 74 DOM
2026-07-13

days on market $270,000 Active 73 DOM

ⓘ 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $26,668
− Mortgage interest: −$14,844
− Property taxes: −$3,975
− Insurance: −$1,325
− Repairs & maintenance: −$2,133
− Management: −$2,133
− HOA: −$528
− Depreciation: −$7,709
Taxable loss: −$5,980

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,435
After-tax cash flow: $-1/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 Est. rehab $9,810–$29,430 screening

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 ↑

ⓘ 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.

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Pontiac Elementary F SC #315/597 Nat'l #21,438/41,679 High Spring Valley High B+ SC #46/196 Nat'l #1,843/17,239

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

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

Census place: Columbia, SC
County: Kershaw County · 459,667 people
City population: 335,994
Metro: Columbia, SC
Population (ZIP): 31,372
Household income: $87,366
Rent vs Own: 14.8% rent · 85.2% own
Severe rent burden: 8% of renters

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 0.62)
Race & ethnicity: White 53% Black 31% Hispanic / Latino 9% Two or more races 5% Asian 3%
Hispanic origin (detail): Mexican 5% Puerto Rican 2%
Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
Foreign-born: 7% · Canada, South Korea
Languages at home: 90% 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: ▼ -45.60%
Current HPI: 209.2469
Rent YoY: ▲ 2.70%
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
#370 Sonoco Products Hartsville $6.8B

Price history

+13489.7% since first listed

14 events — show timeline

2026-08-07 Listed $265,000 Consolidated MLS
2026-07-06 Price Changed $270,000 Consolidated MLS
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

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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