1509 Legion Dr · Columbia, SC 29229-9586

$325,000

4 bd · 3.0 ba · 2,752 sqft · SingleFamily public records · 52 Days on market

Built 2008 9,147 sqft lot $40/mo HOA · 2% of rent

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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 +9.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Welcome Home to a Move-in Ready 4BR with Custom Office, Community Pool and Playground in the Landsdowne Neighborhood! 1509 Legion Dr. in Columbia, SC. This adorable home greets you with double front porches, a crisp and clean white vinyl exterior and level driveway to a 2-car garage! Upon entering you’ll notice the custom office built-ins in a flex space that could double for entertainment or a library. This room flows to a formal dining room which opens to a wide hallway and eat-in kitchen. The kitchen has a deep closet pantry, white cabinetry, stainless steel appliances, white subway tile and granite countertops featuring a peninsula where you can gather during meal prep with ple

Key facts

• Custom office
• Community pool
• Level driveway

Tags

• CUSTOM OFFICE
• COMMUNITY POOL
• PLAYGROUND
• DOUBLE FRONT PORCHES
• WHITE VINYL EXTERIOR
• LEVEL DRIVEWAY

Property features AI

Finance

• Other: Paved road access; Approximately 0.21 acres lot size
• HOA & community: Community association present; Association maintains common areas and provides access to playground, pool, and tennis courts

Exterior

• Parking: Attached garage on main level; Six parking spaces total (including 2-car garage)
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Rear wood fencing

Interior

• Kitchen: Granite countertops; Tiled backsplash; Painted cabinets; Luxury vinyl plank flooring; Free-standing smooth-surface range; Dishwasher; Disposal; Refrigerator
• Bedrooms: Master bedroom on second floor with balcony/deck, double vanity, garden tub, separate shower, his-and-hers closets, separate water closet, tray ceilings, and carpeted floors; Bedrooms 2–4 on second floor with carpeted floors; Bedrooms 3 and 4 include walk-in closets; Bedroom 2 has a private closet
• Flooring: Carpet in bedrooms; Luxury vinyl plank in living areas and formal dining
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full second-floor bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas log (natural) fireplace; Office
• Laundry & utility: Mud room laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (27.6% below list).
• Recommended offer: $235k (27.6% 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: Bookman Road Elementary (math 47% / reading 52%, grade D, #168 of 597 statewide, top 31%, 499 students, 62% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 61% FRL vs 38% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% 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: 1 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $12k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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, 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 $235,412 (27.6% below list)

Questions for the listing agent

1. 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?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 11.5

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: 4.6%
• Equity multiple: 1.26×
• Total profit: $23,922
• Equity at exit: $146,134

10-year hold

• IRR: 7.7%
• Equity multiple: 2.17×
• Total profit: $106,399
• Equity at exit: $225,210

Cash invested: $91,000 (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 29229-9586

• Active inventory: 1
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,354 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$218 /mo · $2,619/yr
• Insurance: −$135
• HOA: −$40
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-238

Break-even live

Break-even rent $2,656

Max offer price $282,913

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-146	+0% $-238	+5% $-330	+10% $-422
Rent	-10% $-424	-5% $-331	+0% $-238	+5% $-145	+10% $-52
Rate	-1.0pp $-75	-0.5pp $-156	base $-238	+0.5pp $-322	+1.0pp $-408

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Ginkgo Ct Columbia, SC	5.0	3.0	2743	$2,750	$1.00	4d	1	0.16mi
221 Fox Grove Cir Unit 1 Columbia, SC	4.0	2.0	2046	$1,700	$0.83	3d	1	0.30mi
499 Fox Trot Dr Columbia, SC	4.0	2.5	2006	$2,195	$1.09	4d	1	0.33mi
201 Clearmeadow Dr Columbia, SC	3.0	2.0	2423	$2,379	$0.98	3d	1	0.36mi
219 Pineclave Cir Columbia, SC	4.0	3.0	2300	$2,000	$0.87	24d	1	0.47mi
252 Bassett Loop Columbia, SC	4.0	3.0	2260	$2,295	$1.02	24d	1	0.69mi
520 Timber Crest Dr Columbia, SC	4.0	2.5	2195	$2,250	$1.03	24d	1	0.96mi
456 Edenhall Dr Columbia, SC	4.0	2.5	2158	$2,600	$1.20	24d	1	1.00mi

HOA detail

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

Listing history 30 events

1. 2026-06-18
   statusdays on market $325,000 Pending 52 DOM
2. 2026-06-17
   days on market $325,000 Active - Contingent 51 DOM
3. 2026-06-16
   days on market $325,000 Active - Contingent 50 DOM
4. 2026-06-15
   days on market $325,000 Active - Contingent 49 DOM
5. 2026-06-14
   days on market $325,000 Active - Contingent 47 DOM
6. 2026-06-13
   days on market $325,000 Active - Contingent 46 DOM
7. 2026-06-10
   days on market $325,000 Active - Contingent 44 DOM
8. 2026-06-09
   days on market $325,000 Active - Contingent 43 DOM
9. 2026-06-08
   days on market $325,000 Active - Contingent 42 DOM
10. 2026-06-07
    days on market $325,000 Active - Contingent 41 DOM
11. 2026-06-05
    days on market $325,000 Active - Contingent 38 DOM
12. 2026-06-03
    days on market $325,000 Active - Contingent 37 DOM
13. 2026-06-03
    days on market $325,000 Active - Contingent 36 DOM
14. 2026-06-01
    days on market $325,000 Active - Contingent 35 DOM
15. 2026-05-31
    days on market $325,000 Active - Contingent 34 DOM
16. 2026-05-22
    historical Active - Contingent
17. 2026-04-27
    listed $325,000 Active
18. 2026-04-01
    historical
19. 2026-03-04
    status Active
20. 2026-02-23
    status Pending
21. 2026-01-14
    price $324,500
22. 2026-01-04
    price $335,000
23. 2025-12-22
    price $338,000
24. 2025-12-15
    listed $345,000 Active
25. 2022-11-16
    soldstatus $305,000
26. 2022-10-10
    historical
27. 2022-10-07
    listed $299,900 Active
28. 2020-01-13
    soldstatus $220,000
29. 2019-12-17
    historical
30. 2019-11-13
    listed $225,000 Active

ⓘ 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: $2,619 · $218/mo
• Projected year-2 tax: $2,619 · $218/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,249
• − Mortgage interest: −$18,205
• − Property taxes: −$2,619
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − HOA: −$480
• − Depreciation: −$9,455
• Taxable loss: −$8,654
• Est. tax savings @ 24.0%: +$2,077
• After-tax cash flow: $-782/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: 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

No demographic data for this ZIP.

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

Price history

+44.4% since first listed

15 events — show timeline

• 2026-05-22 Contingent — Consolidated MLS
• 2026-04-27 Listed $325,000 Consolidated MLS
• 2026-04-01 Delisted — Consolidated MLS
• 2026-03-04 Relisted — Consolidated MLS
• 2026-02-23 Pending — Consolidated MLS
• 2026-01-14 Price Changed $324,500 Consolidated MLS
• 2026-01-04 Price Changed $335,000 Consolidated MLS
• 2025-12-22 Price Changed $338,000 Consolidated MLS
• 2025-12-15 Listed $345,000 Consolidated MLS
• 2022-11-16 Sold (Public Records) $305,000 Public Records
• 2022-10-10 Delisted — Consolidated MLS
• 2022-10-07 Listed $299,900 Consolidated MLS
• 2020-01-13 Sold (Public Records) $220,000 Public Records
• 2019-12-17 Delisted — Consolidated MLS
• 2019-11-13 Listed $225,000 Consolidated MLS

Property tax history

+4.0%/yr

Latest (2025): $2,619 · +3.6% YoY. Source: county tax records.