6316 Winyah Dr · Columbia, SC 29203-2547

$169,900

3 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 35 Days on market

Built 1943 0.43 ac lot

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Why this score? — see what drove the C 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Classic Art Deco-influenced brick cottage with original transom windows and hardwood floors. Spacious rooms, beautifully renovated bathroom you will love! Freshly painted throughout interior. Great hospitality sized kitchen, you can enjoy hosting gatherings here. .. Enclosed and finished side porch with true pine plank walls and closet could be 4th bedroom or office. Excellent flex space in rear addition room with space for laundry, canning, craft space and storage which leads out to deck and fabulous backyard. Separate garden or animals area with fencing. Detached garage could be workshop or studio space. Square footage likely larger than 1247 with enclosed porch and addition. Disclaimer:

Key facts

• Renovated bathroom
• Hardwood floors
• 0.43 acre lot

Tags

• ORIGINAL TRANSOM WINDOWS
• HARDWOOD FLOORS
• RENOVATED BATHROOM
• HOSPITALITY SIZED KITCHEN
• ENCLOSED FINISHED SIDE PORCH
• TRUE PINE PLANK WALLS

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Septic sewer
• Home design: Single-story home; Brick finish above foundation; Crawlspace foundation
• Construction: Brick exterior above foundation
• Exterior features: Covered front porch; Uncovered back porch; Deck; Workshop; Partial fencing; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with a bar; Painted cabinets; Vinyl flooring
• Bedrooms: Master bedroom on main level with hardwood floors; Bedroom 2 on main level with hardwood floors; Bedroom 3 on main level with hardwood floors; Bedroom 4 with private closet
• Flooring: Hardwood floors in main bedrooms and living areas; Vinyl flooring in kitchen
• Bathrooms: One full bathroom on main level; One full bathroom total
• Heating & cooling: Central heating; Central cooling; One fireplace
• Interior features: Built-in bookcase; Ceiling fan; Smoke detector; Attic access; Free-standing range
• Laundry & utility: Washer and dryer included; Laundry in heated space on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 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: Forest Heights Elementary (math 12% / reading 12%, grade F, #572 of 597 statewide, top 97%, 441 students, 100% FRL); Eau Claire High (math 22% / reading 84%, grade C-, #139 of 196 statewide, top 71%, 627 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: 1 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $170k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 8.1

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: 13.2%
• Equity multiple: 1.75×
• Total profit: $35,839
• Equity at exit: $76,394

10-year hold

• IRR: 15.1%
• Equity multiple: 3.23×
• Total profit: $106,085
• Equity at exit: $117,733

Cash invested: $47,572 (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 29203-2547

• Active inventory: 1
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,752 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$181 /mo · $2,172/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $241

Break-even live

Break-even rent $1,447

Max offer price $169,900

Occupancy floor 81%

Sensitivity live

Price	-10% $337	-5% $289	+0% $241	+5% $193	+10% $145
Rent	-10% $103	-5% $172	+0% $241	+5% $310	+10% $380
Rate	-1.0pp $327	-0.5pp $284	base $241	+0.5pp $197	+1.0pp $152

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6408 Bishop Ave Columbia, SC	3.0	2.0	1250	$1,850	$1.48	24d	1	0.32mi
214 Hanover Ave Unit A Columbia, SC	2.0	1.0	1400	$1,450	$1.04	24d	1	1.35mi
5229 Woodbrier St Unit 504 Columbia, SC	3.0	2.5	1360	$1,500	$1.10	24d	1	1.38mi
2112 Chandler Ave Columbia, SC	3.0	3.0	1350	$1,850	$1.37	24d	1	1.48mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $169,900 Pending 35 DOM
2. 2026-06-03
   days on market $169,900 Active - Contingent 33 DOM
3. 2026-06-03
   days on market $169,900 Active - Contingent 32 DOM
4. 2026-06-01
   days on market $169,900 Active - Contingent 31 DOM
5. 2026-05-31
   days on market $169,900 Active - Contingent 30 DOM
6. 2026-05-21
   historical Active - Contingent
7. 2026-05-01
   listed $169,900 Active
8. 2004-04-16
   soldstatus $75,000
9. 1980-06-01
   soldstatus $34,500

ⓘ 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: $2,172 · $181/mo
• Projected year-2 tax: $2,172 · $181/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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: $21,023
• − Mortgage interest: −$9,517
• − Property taxes: −$2,172
• − Insurance: −$850
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$4,943
• Taxable income: $178
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $2,852/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 — 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

+392.5% since first listed

4 events — show timeline

• 2026-05-21 Contingent — Consolidated MLS
• 2026-05-01 Listed $169,900 Consolidated MLS
• 2004-04-16 Sold (Public Records) $75,000 Public Records
• 1980-06-01 Sold (Public Records) $34,500 Public Records

Property tax history

+10.4%/yr

Latest (2025): $2,172 · +2.6% YoY. Source: county tax records.