112 Menlo Dr · St. Andrews, SC 29210

$39,000

2 bd · 2.0 ba · 972 sqft · Condo public records · 146 Days on market

Built 1973 $492/mo HOA · 43% of rent

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Why this score? — see what drove the B- 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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Are you searching for a great investment opportunity? Or maybe a great starter home or possibly downsizing. This 1-bedroom, 1-bath condo offers 672 sqft of living space in the gated community of Briargate. This property features community amenities such as a pool, clubhouse, gym, playground, and more—all conveniently located near shopping, dining, major interstates, and downtown Columbia. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Gated community
• Clubhouse
• Community amenities

Tags

• GATED COMMUNITY
• COMMUNITY AMENITIES
• POOL
• CLUBHOUSE
• GYM
• PLAYGROUND

Property features AI

Finance

• HOA & community: Has an association; Association maintains clubhouse, common areas, exterior, landscaping, playground, pool, tennis courts, and green areas; Association covers sewer, water, trash, and pest control

Exterior

• Parking: 1 parking space
• Utilities: Public sewer; Public water
• Home design: Single-level entry (main level)
• Construction: Slab foundation
• Exterior features: Partial brick above foundation exterior; Vinyl siding; Paved road access; Public water

Interior

• Kitchen: Dishwasher; Refrigerator; Free-standing range
• Bedrooms: Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Dishwasher; Refrigerator; Free-standing range; Central heating; Central cooling
• Laundry & utility: Common laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $39k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: Sandel Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 477 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 5.0% rent growth), your $11k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $39k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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. 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 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: 2.93% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.49%
• DSCR: 1.69
• GRM: 2.8

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: 11.6%
• Equity multiple: 1.49×
• Total profit: $5,328
• Equity at exit: $5,815

10-year hold

• IRR: 24.0%
• Equity multiple: 3.52×
• Total profit: $27,539
• Equity at exit: $3,372

Cash invested: $10,920 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,144 high
• Mortgage (P&I): −$205
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$16
• HOA: −$492
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $141

Break-even live

Break-even rent $965

Max offer price $39,000

Occupancy floor 83%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Old Manor Rd Unit BG414 Columbia, SC	1.0	1.0	672	$1,000	$1.49	23d	1	0.06mi
416 Old Manor Rd Unit BG416 Columbia, SC	1.0	1.0	678	$1,000	$1.47	23d	1	0.06mi
324 Menlo Dr Unit BG0324 Columbia, SC	2.0	1.0	912	$1,175	$1.29	14d	1	0.07mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	23d	1	0.07mi
825 Menlo Dr Columbia, SC	1.0–4.0	1.0–2.0	1083	$1,300	$1.20	19d	3	0.09mi
1018 Old Manor Rd Unit BG1018 Columbia, SC	1.0	1.0	672	$1,075	$1.60	23d	1	0.11mi
1218 Old Manor Rd Columbia, SC	1.0	1.0	672	$825	$1.23	23d	1	0.13mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,224	$1.93	11d	24	0.27mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,062	$1.16	11d	9	0.59mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	11d	32	0.72mi
1401 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	1000	$1,116	$1.12	14d	9	0.86mi
1725 Kathleen Dr Unit B Columbia, SC	2.0	2.0	1100	$1,275	$1.16	23d	1	0.87mi
1340 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	875	$1,180	$1.35	11d	25	0.87mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1050	$1,050	$1.00	14d	4	0.92mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1000	$1,072	$1.07	23d	3	0.92mi
1601 Longcreek Dr Columbia, SC	1.0–2.0	1.0–2.0	706	$1,051	$1.49	14d	51	1.01mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,125	$1.10	23d	13	1.02mi
2025 Apple Valley Rd Unit B Columbia, SC	2.0	1.0	842	$925	$1.10	23d	1	1.03mi
2218 Apple Valley Rd Apt B Columbia, SC	2.0	1.0	900	$995	$1.11	23d	1	1.06mi
2218 Apple Valley Rd Columbia, SC	3.0	1.0	972	$1,295	$1.33	23d	1	1.06mi
313 Cambout St Columbia, SC	2.0	2.0	1100	$1,450	$1.32	23d	1	1.07mi
1211 Metze Rd Unit G3 Columbia, SC	2.0	2.0	826	$1,100	$1.33	21d	1	1.08mi
1800 Longcreek Dr Columbia, SC	1.0–3.0	1.0–2.0	986	$900	$0.91	11d	62	1.22mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	23d	1	1.32mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	23d	1	1.33mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	19d	1	1.33mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	21d	1	1.34mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	23d	1	1.35mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	2d	1	1.35mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	23d	5	1.45mi
601 St Andrews Rd Columbia, SC	1.0–3.0	1.0–2.0	1085	$1,238	$1.14	3d	19	1.46mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$1,074	$1.15	23d	1	1.47mi
1011 Beatty Rd Unit B4 Columbia, SC	1.0	1.0	660	$800	$1.21	23d	1	1.50mi
265 Timber Ct Columbia, SC	3.0	1.5	1000	$1,495	$1.50	21d	1	1.50mi

HOA detail condo

• Monthly dues: $492 · $5,904/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $39,000 Active 146 DOM
2. 2026-06-17
   days on market $39,000 Active 145 DOM
3. 2026-06-16
   days on market $39,000 Active 144 DOM
4. 2026-06-15
   days on market $39,000 Active 143 DOM
5. 2026-06-14
   days on market $39,000 Active 141 DOM
6. 2026-06-10
   days on market $39,000 Active 138 DOM
7. 2026-06-09
   days on market $39,000 Active 137 DOM
8. 2026-06-08
   days on market $39,000 Active 136 DOM
9. 2026-06-07
   days on market $39,000 Active 135 DOM
10. 2026-06-03
    pricedays on market $39,000 Active 131 DOM
11. 2026-06-03
    days on market $40,000 Active 130 DOM
12. 2026-06-01
    days on market $40,000 Active 129 DOM
13. 2026-05-31
    days on market $40,000 Active 128 DOM
14. 2026-05-16
    price $40,000
15. 2026-04-29
    price $43,500
16. 2026-04-04
    price $44,500
17. 2026-03-21
    price $45,500
18. 2026-02-26
    price $46,500
19. 2026-01-23
    listed $47,900 Active
20. 2026-01-16
    historical $900
21. 2025-09-10
    listed $900
22. 2001-04-25
    soldstatus $22,500

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $597 · $50/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,724
• − Mortgage interest: −$2,185
• − Property taxes: −$597
• − Insurance: −$195
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − HOA: −$5,904
• − Depreciation: −$1,135
• Taxable income: $1,513
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $1,329/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 — St. Andrews

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

Census & demographics

• Census place: St. Andrews, SC
• County: Richland County · 389,530 people
• City population: 40,504
• 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

+77.8% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $40,000 Consolidated MLS
• 2026-04-29 Price Changed $43,500 Consolidated MLS
• 2026-04-04 Price Changed $44,500 Consolidated MLS
• 2026-03-21 Price Changed $45,500 Consolidated MLS
• 2026-02-26 Price Changed $46,500 Consolidated MLS
• 2026-01-23 Listed $47,900 Consolidated MLS
• 2026-01-16 Rental Removed $900 BUILDIUM
• 2025-09-10 Listed for Rent $900 BUILDIUM
• 2001-04-25 Sold (Public Records) $22,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $597 · +2.4% YoY. Source: county tax records.