91 Sandpine Cir · Columbia, SC 29229

$260,000

3 bd · 3.0 ba · 1,780 sqft · SingleFamily public records · 18 Days on market

Built 2002 0.30 ac lot Est $258k · at est. $13/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 +14.1/30.0
• ARV discount +7.2/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MOVE-IN READY in a convenient NE Columbia location! Situated on a desirable corner lot and zoned for Richland 2 schools, this home features updated hardware and fixtures, granite countertops, and stainless steel appliances throughout. The functional floor plan includes both an upper and lower family room, offering plenty of space for living and entertaining. The kitchen, complete with a bar area, opens to a spacious family room with high ceilings, creating an inviting and open feel. The converted 2-car garage provides additional finished living space on the lower level along with a half bath—perfect for a bonus room, home office, or guest area. Step outside to a large deck overlooking

Key facts

• Ne columbia location
• Granite countertops
• Corner lot

Tags

• NE COLUMBIA LOCATION
• CORNER LOT
• ZONED FOR RICHLAND 2 SCHOOLS
• UPDATED HARDWARE AND FIXTURES
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Screened front porch; Uncovered back porch; Full yard fencing; Paved road access

Interior

• Kitchen: Eat-in kitchen; Granite countertops; Tiled backsplash; Painted cabinets
• Bedrooms: Master bedroom on the main level with his-and-hers closets, ceiling fan, tub/shower, and carpet and luxury vinyl plank flooring; Bedroom 2 with shared bath, tub/shower, private closet, and carpet flooring; Bedroom 3 with shared bath, tub/shower, private closet, and carpet flooring
• Flooring: Luxury vinyl plank flooring in formal living, formal dining, kitchen, and parts of master bedroom; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Finished lower level; Bonus room (finished); High ceilings in the formal living area; Recessed lighting throughout kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $37 ($443/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 $217k (16.7% below list).
• Recommended offer: $217k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Bridge Creek Elementary (math 35% / reading 31%, grade F, #364 of 597 statewide, top 61%, 558 students, 80% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 70% FRL vs 38% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 417 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 35% 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 $8k 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 18 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $216,560 (16.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $258,100
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1972 Lake Carolina Dr	0.61mi	4/2.5 (+1)	1,908 (+7%)	6mo	$240,000	$126	47
311 Barony Place Dr	0.72mi	4/2.0 (+1)	1,800 (+1%)	14mo	$261,500	$145	44

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-40,235
• Equity at exit: $38,767

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-33,869
• Equity at exit: $22,480

Cash invested: $72,800 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 417
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$189 /mo · $2,269/yr
• Insurance: −$108
• HOA: −$13
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $37

Break-even live

Break-even rent $2,119

Max offer price $260,000

Occupancy floor 93%

Sensitivity live

Price	-10% $184	-5% $111	+0% $37	+5% $-37	+10% $-110
Rent	-10% $-134	-5% $-49	+0% $37	+5% $122	+10% $208
Rate	-1.0pp $168	-0.5pp $103	base $37	+0.5pp $-30	+1.0pp $-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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
252 Bassett Loop Columbia, SC	4.0	3.0	2260	$2,295	$1.02	25d	1	0.12mi
219 Pineclave Cir Columbia, SC	4.0	3.0	2300	$2,000	$0.87	25d	1	0.35mi
221 Fox Grove Cir Unit 1 Columbia, SC	4.0	2.0	2046	$1,700	$0.83	4d	1	0.35mi
499 Fox Trot Dr Columbia, SC	4.0	2.5	2006	$2,195	$1.09	5d	1	0.47mi
1964 Lake Carolina Dr Columbia, SC	4.0	2.5	1841	$1,939	$1.05	23d	1	0.55mi
456 Edenhall Dr Columbia, SC	4.0	2.5	2158	$2,600	$1.20	25d	1	0.61mi
2000 Lake Carolina Dr Columbia, SC	4.0	2.5	1841	$2,089	$1.13	16d	1	0.65mi
201 Clearmeadow Dr Columbia, SC	3.0	2.0	2423	$2,379	$0.98	4d	1	0.67mi
520 Timber Crest Dr Columbia, SC	4.0	2.5	2195	$2,250	$1.03	25d	1	0.98mi
500 Castle Ridge Dr Columbia, SC	3.0	2.0	1753	$2,150	$1.23	5d	1	1.13mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	4d	1	1.13mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	25d	1	1.48mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	16d	1	1.48mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 7 events

1. 2026-05-22
   status Pending
2. 2026-05-04
   listed $260,000 Active
3. 2022-05-26
   soldstatus $247,500
4. 2022-04-29
   historical
5. 2022-04-22
   listed $250,000 Active
6. 2017-06-02
   soldstatus $116,000
7. 2017-02-24
   soldstatus $80,000

ⓘ 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: $2,269 · $189/mo
• Projected year-2 tax: $2,269 · $189/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 4/10 Moderate
• 🌡 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: $25,987
• − Mortgage interest: −$14,564
• − Property taxes: −$2,269
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − HOA: −$156
• − Depreciation: −$7,564
• Taxable loss: −$4,023
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $1,409/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

• 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

+225.0% since first listed

7 events — show timeline

• 2026-05-22 Pending — Consolidated MLS
• 2026-05-04 Listed $260,000 Consolidated MLS
• 2022-05-26 Sold (Public Records) $247,500 Public Records
• 2022-04-29 Delisted — Consolidated MLS
• 2022-04-22 Listed $250,000 Consolidated MLS
• 2017-06-02 Sold (Public Records) $116,000 Public Records
• 2017-02-24 Sold (Public Records) $80,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,269 · +3.6% YoY. Source: county tax records.