4443 Bethel Church Rd · Forest Acres, SC 29206

$98,000

3 bd · 2.5 ba · 1,600 sqft · Condo · 63 Days on market

Built 1974 Fair condition $400/mo HOA · 24% of rent

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Why this score? — see what drove the B- 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 +26.7/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect investment opportunity. Unit brings in $1200 per month and there is a lease in place until 05/31/2026. Main level has a living room, kitchen, and half bath. Second level has two (2) bedrooms with a full bath. Each bedroom on the second story has access to a large porch perfect for relaxing. The third level has a large master suite with a full bathroom. Complex also has a swimming pool to enjoy. Come view this low-maintenance and upgraded home today! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Upgraded home
• Swimming pool
• Large porch

Tags

• LARGE PORCH
• SWIMMING POOL
• UPGRADED HOME

Property features AI

Finance

• Other: Directions: From Forest Drive leaving Downtown Columbia, take a left on Atascadero, left on Bethel Church Rd, pass Trenholm Park on your right, take the first left into Brickyard Village. #59 is on the right.
• HOA & community: Has homeowners association

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Three-story property; Paved road access
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Private pool

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Primary bedroom on the third level; Second and third bedrooms on the second level
• Bathrooms: Two full bathrooms; One additional full bathroom (labeled as 2nd/3rd); One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace; Family room on the main level
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $98k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $92k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#39 in SC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, employment A-; Watch: crime D, amenities F, commute 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: Bradley Elementary (math 22% / reading 32%, grade F, #421 of 597 statewide, top 73%, 437 students, 100% FRL); W.J. Keenan High (math 54% / reading 77%, grade B, #83 of 196 statewide, top 43%, 725 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 46% at this address vs 31% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Richland 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.8%/yr); 114 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $92,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. Crime grade is D 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?
10. 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.
11. 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.
12. 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: 1.73% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.8% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $4,375
• Equity at exit: $14,612

10-year hold

• IRR: 15.9%
• Equity multiple: 2.46×
• Total profit: $39,945
• Equity at exit: $8,473

Cash invested: $27,440 (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 29206

• Rents YoY: 4.8%
• Active inventory: 114
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$400
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $265

Break-even live

Break-even rent $1,364

Max offer price $98,000

Occupancy floor 79%

Sensitivity live

Price	-10% $332	-5% $298	+0% $265	+5% $231	+10% $197
Rent	-10% $130	-5% $198	+0% $265	+5% $332	+10% $399
Rate	-1.0pp $314	-0.5pp $290	base $265	+0.5pp $239	+1.0pp $213

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4443 Bethel Church Rd #27 Columbia, SC	3.0	2.5	1660	$1,645	$0.99	24d	1	0.03mi
4215 Bethel Church Rd Columbia, SC	1.0–3.0	1.0–2.0	962	$1,395	$1.45	24d	1	0.23mi
3650 Deerfield Dr Columbia, SC	3.0	2.0	2078	$2,295	$1.10	24d	1	0.25mi
4214 Bethel Church Rd Columbia, SC	2.0–3.0	1.0–2.0	1068	$1,429	$1.34	12d	9	0.25mi
151 Renaissance Way Columbia, SC	3.0	2.0	1200	$1,400	$1.17	24d	1	0.34mi
3117 Quitman St Columbia, SC	3.0	2.0	1500	$1,750	$1.17	24d	1	0.59mi
1821 Atascadero Dr Columbia, SC	3.0	2.0	1520	$2,000	$1.32	24d	1	0.69mi
5437 Ransom Dr Columbia, SC	3.0	1.0	1056	$1,531	$1.45	24d	1	0.96mi
4833 Arcadia Rd Columbia, SC	4.0	2.0	2217	$2,400	$1.08	15d	1	1.31mi
2050 N Beltline Blvd Columbia, SC	1.0–2.0	1.0–1.5	831	$1,042	$1.25	15d	6	1.35mi
3145 Bronx Rd Columbia, SC	3.0	1.5	1207	$1,511	$1.25	24d	1	1.47mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $98,000 Active 63 DOM
2. 2026-06-17
   days on market $98,000 Active 62 DOM
3. 2026-06-16
   days on market $98,000 Active 61 DOM
4. 2026-06-15
   days on market $98,000 Active 60 DOM
5. 2026-06-14
   days on market $98,000 Active 58 DOM
6. 2026-06-10
   days on market $98,000 Active 55 DOM
7. 2026-06-09
   days on market $98,000 Active 54 DOM
8. 2026-06-08
   days on market $98,000 Active 53 DOM
9. 2026-06-07
   pricedays on market $98,000 Active 52 DOM
10. 2026-06-03
    days on market $100,000 Active 48 DOM
11. 2026-06-03
    days on market $100,000 Active 47 DOM
12. 2026-06-01
    days on market $100,000 Active 46 DOM
13. 2026-05-31
    days on market $100,000 Active 45 DOM
14. 2026-05-06
    price $100,000
15. 2026-04-16
    listed $105,000 Active
16. 2023-05-09
    historical
17. 2023-05-01
    price $109,997
18. 2023-04-25
    price $109,998
19. 2023-04-24
    listed $109,999 Active
20. 2021-07-10
    historical
21. 2021-07-08
    status Active
22. 2021-07-02
    historical
23. 2021-06-25
    listed $64,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,383
• − Mortgage interest: −$5,490
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − HOA: −$4,800
• − Depreciation: −$2,851
• Taxable income: $2,021
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,690/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

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs and maintenance needed. Deep cleaning and organizing, along with some cosmetic updates, would significantly increase its resale and rental value.

Repairs flagged

• Minor Kitchen counters — Cluttered with items
• Minor Bathrooms — Cluttered with items
• Minor Exterior — Cluttered with items
• Minor Flooring — Cluttered with items

Value-add opportunities

• Both Deep cleaning and organizing throughout — Deep cleaning and organizing will improve the home's appearance and make it more appealing to potential buyers or renters
• Both Paint interior walls — Painting interior walls can improve the home's appearance and make it more appealing to potential buyers or renters
• Both Replace countertops — Replacing countertops can improve the home's appearance and make it more appealing to potential buyers or renters
• Both Replace flooring — Replacing flooring can improve the home's appearance and make it more appealing to potential buyers or renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen counters · Cluttered with items	Minor	$500–3,000
Bathrooms · Cluttered with items	Minor	$500–3,000
Exterior · Cluttered with items	Minor	$500–3,000
Flooring · Cluttered with items	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Deep cleaning and organizing throughout — Deep cleaning and organizing will improve the home's appearance and make it more appealing to potential buyers or renters ↑
• Both Paint interior walls — Painting interior walls can improve the home's appearance and make it more appealing to potential buyers or renters ↑
• Both Replace countertops — Replacing countertops can improve the home's appearance and make it more appealing to potential buyers or renters ↑
• Both Replace flooring — Replacing flooring can improve the home's appearance and make it more appealing to potential buyers or renters ↑

ⓘ 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 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

Livability — Forest Acres

• Score: 73/100
• State rank: #39
• US rank: #5064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Acres, SC
• County: Richland County · 389,530 people
• City population: 20,054
• Metro: Columbia, SC
• Population (ZIP): 19,759
• Household income: $91,847
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 697.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 5% Serbian 4% Slovak 4%
• Foreign-born: 3% · Canada, Guatemala, South Korea
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -325.76%
• Current HPI: 224.5418
• Rent YoY: ▲ 4.80%
• 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

+54.1% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $100,000 Consolidated MLS
• 2026-04-16 Listed $105,000 Consolidated MLS
• 2023-05-09 Listing Removed — Charleston Trident MLS
• 2023-05-01 Price Changed $109,997 Charleston Trident MLS
• 2023-04-25 Price Changed $109,998 Charleston Trident MLS
• 2023-04-24 Listed $109,999 Charleston Trident MLS
• 2021-07-10 Delisted — Consolidated MLS
• 2021-07-08 Relisted — Consolidated MLS
• 2021-07-02 Delisted — Consolidated MLS
• 2021-06-25 Listed $64,900 Consolidated MLS