312 Paratrooper Ln · Columbia, SC 29229

$296,290

4 bd · 2.5 ba · 2,210 sqft · SingleFamily · 7 Days on market

Built 2026 6,098 sqft lot $32/mo HOA · 1% 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 +11.4/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

You don't want to miss out on this opportunity! Welcome to The Melrose, the perfect home for those looking for space and comfort. This 2-story home boasts 4 bedrooms and 2.5 bathrooms, providing ample room for everyone to spread out and relax. The main level features a spacious kitchen with an optional island in an open concept living space overlooking the dining and family room. Need a quiet space to work or study? The flex room can be easily transformed into a private study or office. When it's time to retreat for the night, all 4 bedrooms are conveniently located on the upper level, each with a sizeable walk-in closet. Plus, the bedroom-level laundry room also make laundry days a breeze.

Key facts

• Spacious kitchen
• Flex room
• Private study

Tags

• SPACIOUS KITCHEN
• OPTIONAL ISLAND
• OPEN CONCEPT LIVING SPACE
• FLEX ROOM
• PRIVATE STUDY
• BEDROOM-LEVEL LAUNDRY ROOM

Property features AI

Finance

• Other: Builder warranty for new construction
• HOA & community: Has association

Exterior

• Parking: Attached garage with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; Thermopane windows (energy); Other energy features (see remarks)
• Home design: Two-story home; Entry facing not specified
• Construction: Slab foundation
• Exterior features: Patio; Sprinkler system; Full gutters; Stone and vinyl exterior finish; Paved road access

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Painted cabinets; Quartz countertops; Microwave above stove; Dishwasher; Disposal; Refrigerator; Free-standing gas range
• Bedrooms: Master bedroom with double vanity, private bath, separate shower, and walk-in closet (Second level); Bedroom 2 with shared bath and private closet (Second level); Bedroom 3 with shared bath and walk-in closet (Second level); Bedroom 4 with shared bath and walk-in closet (Second level)
• Flooring: Luxury vinyl plank in great room and kitchen
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Heating & cooling: Central cooling; Gas heating on both first and second levels
• Interior features: Garage opener; Smoke detector; Tankless water heater
• Laundry & utility: Washer and dryer included; Laundry located on second level (heated laundry space noted)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $296k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (15.5% below list).
• Recommended offer: $250k (15.5% 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: Pontiac Elementary (math 39% / reading 35%, grade F, #315 of 597 statewide, top 55%, 724 students, 68% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% 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: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 41% of the median local income ($74k/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 $9k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $250,440 (15.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-54,872
• Equity at exit: $44,178

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-57,795
• Equity at exit: $25,618

Cash invested: $82,961 (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

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,504 medium
• Mortgage (P&I): −$1,554
• Tax est. 1.5%: −$370 /mo · $4,444/yr
• Insurance: −$123
• HOA: −$32
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-101

Break-even live

Break-even rent $2,632

Max offer price $281,658

Occupancy floor 99%

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: $74,072
• Closing costs: $8,889
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
837 Peony LN Columbia, SC	3.0	2.5	1996	$2,500	$1.25	21d	1	0.38mi
1074 Cornelia St Elgin, SC	3.0	2.5	1432	$1,995	$1.39	3d	1	0.71mi
1102 Semoran Way Columbia, SC	3.0–4.0	2.5	1488	$2,775	$1.86	3d	16	0.75mi
1315 Montford Dr Elgin, SC	4.0	3.0	1959	$2,300	$1.17	14d	1	0.82mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 3 events

1. 2026-05-06
   status Pending
2. 2026-05-02
   price $296,290
3. 2026-04-28
   listed $295,290 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: $30,053
• − Mortgage interest: −$16,597
• − Property taxes: −$4,444
• − Insurance: −$1,481
• − Repairs & maintenance: −$2,404
• − Management: −$2,404
• − HOA: −$384
• − Depreciation: −$8,619
• Taxable loss: −$6,282
• Est. tax savings @ 24.0%: +$1,508
• After-tax cash flow: $294/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

• Census place: Columbia, SC
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Korean 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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• 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

+0.3% since first listed

3 events — show timeline

• 2026-05-06 Pending — Consolidated MLS
• 2026-05-02 Price Changed $296,290 Consolidated MLS
• 2026-04-28 Listed $295,290 Consolidated MLS