9505 Puritan Rd · Capitol View, SC 29209

$235,000

3 bd · 2.0 ba · 1,746 sqft · SingleFamily public records · 23 Days on market

Built 1966 0.30 ac lot

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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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this inviting brick ranch in SE Columbia! 3 BR/2 BA, one level nestled in an established neighborhood. Spacious eat-in kitchen with granite countertops and LVP flooring. Large but cozy den with fireplace/gas logs makes a perfect gathering spot for family or entertaining. Most rooms have hardwoods under carpet. Enjoy your screened back porch with fully fenced back yard with mature landscaping, beautiful flowers and large shed with roll up door. Unbeatable location! Minutes to Fort Jackson, VA, USC, downtown, shopping/dining and highway access. Perfect for first time or military buyers and anyone looking for comfort, convenience and community. Schedule your showing today! Disc

Key facts

• Fireplace gas logs
• Large den
• Lvp flooring

Tags

• BRICK RANCH
• SPACIOUS EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• LVP FLOORING
• LARGE DEN
• FIREPLACE GAS LOGS

Property features AI

Exterior

• Parking: Attached 2-car garage on the main level
• Utilities: Public water; Public sewer
• Home design: Single-story home; Brick exterior above foundation
• Construction: Crawlspace foundation
• Exterior features: Screened back porch; Shed; Partial gutters; Rear chain-link fencing

Interior

• Kitchen: Eat-in kitchen with granite countertops and wood cabinets; Luxury vinyl plank flooring in the kitchen; Dishwasher; Refrigerator; Microwave (above stove)
• Bedrooms: Master bedroom on the main level with private bath, separate shower, walk-in closet, ceiling fan, and carpeted floors; Bedroom 2 on the main level with shared bath, tub/shower, ceiling fan, private closet, and carpeted floors; Bedroom 3 on the main level with shared bath, tub/shower, ceiling fan, private closet, and carpeted floors
• Flooring: Carpet in bedrooms, formal living, dining, and great room; Luxury vinyl plank in the kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Garage opener; Attic with pull-down access; Attic access; Gas log (natural) fireplace; Fireplace (1 total); Free-standing range; Cable TV available
• Laundry & utility: Heated-space laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $194k (17.3% below list).
• Recommended offer: $194k (17.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Mill Creek Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 339 students, 100% FRL); Hopkins Middle (math 8% / reading 17%, grade F, #213 of 229 statewide, top 94%, 493 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 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: Rents rising (+2.1%/yr); 298 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 40% of the median local income ($59k/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 $7k 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 23 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $194,397 (17.3% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $116,982
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Shadow Creek Ct	0.63mi	3/3.0	1,944 (+11%)	7mo	$130,000	$67	42

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 · 2.08% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-32,064
• Equity at exit: $35,039

10-year hold

• IRR: -6.2%
• Equity multiple: 0.61×
• Total profit: $-25,342
• Equity at exit: $20,319

Cash invested: $65,800 (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 29209

• Rents YoY: 2.1%
• Active inventory: 298
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $124

Break-even live

Break-even rent $1,787

Max offer price $235,000

Occupancy floor 89%

Sensitivity live

Price	-10% $257	-5% $191	+0% $124	+5% $58	+10% $-9
Rent	-10% $-30	-5% $47	+0% $124	+5% $201	+10% $278
Rate	-1.0pp $242	-0.5pp $184	base $124	+0.5pp $63	+1.0pp $1

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	25d	1	0.15mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	25d	1	0.26mi
2705 Prince Charles Ct Columbia, SC	4.0	2.0	1466	$1,906	$1.30	25d	1	0.36mi
2769 Prince Charles Ct Columbia, SC	3.0	2.5	1617	$1,850	$1.14	13d	1	0.57mi
149 Moores Creek Dr Columbia, SC	3.0	2.0	1600	$2,069	$1.29	16d	1	1.14mi
3 Ashley's Pl Unit 04 Columbia, SC	2.0	1.5	1100	$995	$0.90	25d	1	1.16mi
345 Bevington Brook Ln Hopkins, SC	3.0	2.0	1475	$2,195	$1.49	25d	1	1.17mi
1101 Hallbrook Dr Columbia, SC	1.0–3.0	1.0–2.0	1050	$1,229	$1.17	16d	1	1.21mi
352 Sandbach Rd Columbia, SC	4.0	2.5	1976	$2,300	$1.16	16d	1	1.35mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	16d	1	1.37mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	16d	1	1.38mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	16d	1	1.41mi

Listing history 11 events

1. 2026-06-15
   statusdays on market $235,000 Pending 23 DOM
2. 2026-06-14
   days on market $235,000 Active 22 DOM
3. 2026-06-10
   days on market $235,000 Active 19 DOM
4. 2026-06-09
   days on market $235,000 Active 18 DOM
5. 2026-06-08
   days on market $235,000 Active 17 DOM
6. 2026-06-07
   days on market $235,000 Active 16 DOM
7. 2026-06-03
   days on market $235,000 Active 12 DOM
8. 2026-06-03
   days on market $235,000 Active 11 DOM
9. 2026-06-01
   days on market $235,000 Active 10 DOM
10. 2026-05-31
    days on market $235,000 Active 9 DOM
11. 2026-05-22
    listed $235,000 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: $977 · $81/mo
• Projected year-2 tax: $1,340 · $112/mo
• Expected delta: +$362/yr (+$30/mo · 37.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,328
• − Mortgage interest: −$13,164
• − Property taxes: −$977
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$6,836
• Taxable loss: −$2,557
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $2,102/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 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 — Capitol View

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Richland County · 389,530 people
• Metro: Columbia, SC
• Population (ZIP): 38,041
• Household income: $58,772
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1716.0

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 0.62)
• Race & ethnicity: Black 48% White 39% Two or more races 6% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Arabic 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: ▼ -142.10%
• Current HPI: 205.5679
• Rent YoY: ▲ 2.08%
• 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

1 event — show timeline

• 2026-05-22 Listed $235,000 Consolidated MLS

Property tax history

+5.8%/yr

Latest (2025): $977 · +4.0% YoY. Source: county tax records.