601 Riverhil Cir Unit D1 · Columbia, SC 29210

$100,000

2 bd · 2.0 ba · 1,312 sqft · Condo public records · 179 Days on market

Built 1973 $338/mo HOA · 24% of rent

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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 +16.2/30.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CALLING All BUYERS!!! Owner Occupants and Investors. Welcome to this spacious three-bedroom, condo, boasting newer paint throughout! This unit features an eat-in kitchen, a large family room, and a sunroom perfect for relaxing. You'll find newer carpets, and tile flooring in both the primary and secondary bathrooms This amazing deal is priced to sale! Schedule your showing today. Call Anthony to schedule showings. Anthony 803-238-4984. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Large family room
• Sunroom
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• LARGE FAMILY ROOM
• SUNROOM
• TILE FLOORING

Property features AI

Finance

• Other: Cable TV available; Directions to the property available
• HOA & community: Has homeowners association; Association amenities include cable TV, clubhouse, common area maintenance, front yard maintenance, landscaping, pool, trash service, water and green areas

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Condominium unit (building/unit information implied)
• Construction: Slab foundation
• Exterior features: Brick exterior above foundation; Paved road access; Community pool

Interior

• Kitchen: Eat-in kitchen; Pantry; Formica countertops; Painted cabinets; Laminate flooring
• Bedrooms: Master bedroom on main level with his-and-hers closets, private bath with tub/shower, ceiling fan and carpeted floors; Bedroom 2 on main level with private closet, shared bath and carpeted floors; Bedroom 3 on main level with private closet, shared bath and carpeted floors
• Flooring: Carpet in living areas and bedrooms; Laminate flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Central electric heating
• Interior features: Ceiling fans; Smoke detector; Electric water heater; Free-standing range
• Laundry & utility: Laundry area on main level in heated space (electric hookup); Washer/dryer connections in bath

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $54 ($647/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: H. B. Rhame Elementary (math 15% / reading 20%, grade F, #512 of 597 statewide, top 86%, 446 students, 100% FRL); Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 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 fast (+5.0%/yr); 145 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 33% of the median local income ($51k/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 $691 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.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major wind risk, 72% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.40% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.0% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.66×
• Total profit: $-9,642
• Equity at exit: $14,910

10-year hold

• IRR: 4.0%
• Equity multiple: 1.33×
• Total profit: $9,343
• Equity at exit: $8,646

Cash invested: $28,000 (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 29210

• Home prices YoY: -32.2%
• Rents YoY: 5.0%
• Active inventory: 145
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$524
• Tax from tax record: −$151 /mo · $1,816/yr
• Insurance: −$42
• HOA: −$338
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $54

Break-even live

Break-even rent $1,336

Max offer price $100,000

Occupancy floor 91%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 Skyland Dr Unit R1 Columbia, SC	2.0	2.0	1100	$1,300	$1.18	23d	1	0.11mi
100 Bryton Trce Columbia, SC	2.0	1.0–2.0	950	$1,215	$1.28	21d	4	0.21mi
3900 Bentley Dr Columbia, SC	1.0–2.0	1.0–2.0	873	$1,330	$1.52	11d	40	0.30mi
167 Stoneridge Dr Columbia, SC	1.0–2.0	1.0–2.0	900	$1,071	$1.19	11d	27	0.45mi
200 Saluda River Rd Columbia, SC	1.0–2.0	1.0–1.5	900	$1,120	$1.24	11d	8	0.51mi
151 Moore Hopkins Ln Unit 303 Columbia, SC	2.0	1.5	953	$700	$0.73	23d	1	0.51mi
1850 Atlantic Dr #524 Columbia, SC	2.0	2.0	1630	$2,400	$1.47	14d	1	0.53mi
4501 Bentley Dr Columbia, SC	1.0–3.0	1.0–2.0	946	$1,328	$1.40	11d	18	0.82mi
1000 Watermark Pl Columbia, SC	1.0–2.0	1.0–2.0	944	$1,100	$1.17	11d	14	0.83mi
98 Riverview Ct Columbia, SC	3.0	2.0	1257	$1,800	$1.43	14d	1	0.93mi
328 Northwood St Columbia, SC	3.0	2.5	1461	$2,395	$1.64	23d	1	0.94mi
215 Northwood St Columbia, SC	3.0	2.5	1288	$1,849	$1.44	23d	1	0.94mi
168 Canal Place Cir Columbia, SC	3.0	2.5	1437	$2,250	$1.57	23d	1	0.99mi
900 Gracern Rd Columbia, SC	1.0–3.0	1.0–2.0	1029	$1,414	$1.37	23d	5	1.00mi
3638 Falling Springs Rd Columbia, SC	3.0	2.0	1080	$1,332	$1.23	23d	1	1.15mi
1800 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	986	$900	$0.91	11d	62	1.31mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$1,180	$1.35	11d	25	1.35mi
2901 Park St Columbia, SC	3.0	2.0	1288	$2,750	$2.14	23d	1	1.36mi
313 Cambout St Columbia, SC	2.0	2.0	1100	$1,450	$1.32	23d	1	1.41mi
1401 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	1000	$1,116	$1.12	14d	9	1.45mi
116 Ashley Ct West Columbia, SC	3.0	2.5	1540	$1,995	$1.30	23d	1	1.47mi

HOA detail condo

• Monthly dues: $338 · $4,056/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-03
   status Pending
2. 2026-01-21
   price $100,000
3. 2025-11-05
   listed $109,999 Active
4. 2024-12-12
   historical
5. 2024-09-12
   listed $115,000 Active
6. 2023-03-08
   soldstatus $65,000

ⓘ 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: $1,816 · $151/mo
• Projected year-2 tax: $1,816 · $151/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $16,851
• − Mortgage interest: −$5,602
• − Property taxes: −$1,816
• − Insurance: −$500
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − HOA: −$4,056
• − Depreciation: −$2,909
• Taxable loss: −$728
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $822/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

• Census place: Columbia, SC
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 39,962
• Household income: $50,871
• Rent vs Own: 63.7% rent · 36.3% own
• Severe rent burden: 2859.0

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 0.58)
• Race & ethnicity: Black 55% White 34% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Arab 2% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3%

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: ▼ -107.61%
• Current HPI: 226.2564
• Rent YoY: ▲ 5.00%
• 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

+53.8% since first listed

6 events — show timeline

• 2026-05-03 Pending — Consolidated MLS
• 2026-01-21 Price Changed $100,000 Consolidated MLS
• 2025-11-05 Listed $109,999 Consolidated MLS
• 2024-12-12 Listing Removed — Greater Greenville MLS
• 2024-09-12 Listed $115,000 Greater Greenville MLS
• 2023-03-08 Sold (Public Records) $65,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,816 · +2.1% YoY. Source: county tax records.