400 Summit Townes Way · Columbia, SC 29229

$175,000

2 bd · 1.0 ba · 1,032 sqft · Townhouse public records · 6 Days on market

Built 2003 2,613 sqft lot $130/mo HOA · 7% 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 +10.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE SATURDAY, MAY 9, 12NOON-3PM This charming 2-bedroom, 1-bath home combines modern updates with everyday comfort. The renovated kitchen features granite countertops and stainless steel appliances, while durable waterproof luxury vinyl flooring flows throughout the home. Major systems have already been updated, including a water heater just 2 years old and an HVAC system only 4 years old, providing added peace of mind. Move-in ready and well maintained, this home is ideal for both homeowners and investors. Conveniently located near shopping, dining, and the interstate, including The Village at Sandhill, this property offers comfort, convenience, and value in one attractive package.

Key facts

• $130 HOA
• Built 2003
• Listed 6 days

Property features AI

Finance

• Other: Directions: From Clemson Rd: Turn into Summit Parkway, then follow Summit Centre Dr to Clairborne Pl and Summit Townes Way
• HOA & community: Homeowners association present

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-story home; Slab foundation
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (8.6% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $160k (8.6% below list) — sets the bar for cash-flow.

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: North Springs Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 703 students, 78% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 69% FRL vs 38% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 30% 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 $1k of loan paydown is wiped out by about $5k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 7y 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.
• Current owner paid $152k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $159,877 (8.6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 5.71%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 7.8

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-33,922
• Equity at exit: $26,093

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-37,024
• Equity at exit: $15,131

Cash invested: $49,000 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$918
• Tax from tax record: −$441 /mo · $5,289/yr
• Insurance: −$73
• HOA: −$130
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-86

Break-even live

Break-even rent $1,976

Max offer price $159,877

Occupancy floor 100%

Sensitivity live

Price	-10% $13	-5% $-36	+0% $-86	+5% $-135	+10% $-185
Rent	-10% $-233	-5% $-159	+0% $-86	+5% $-12	+10% $62
Rate	-1.0pp $3	-0.5pp $-41	base $-86	+0.5pp $-131	+1.0pp $-177

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Turnstone Way Columbia, SC	3.0	2.0	1145	$1,779	$1.55	3d	1	0.13mi
512 N Crossing Dr Columbia, SC	3.0	2.0	1302	$1,799	$1.38	24d	1	0.30mi
440 Town Center Pl Columbia, SC	1.0–2.0	1.0–2.0	1016	$2,610	$2.57	4d	17	0.43mi
136 Westport Dr Columbia, SC	3.0	2.0	1303	$1,769	$1.36	22d	1	1.04mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	20d	1	1.46mi
1214 Waverly Place Ln Columbia, SC	3.0	2.0	1152	$1,800	$1.56	12d	1	1.48mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: water

Listing history 27 events

1. 2026-06-18
   days on market $175,000 Active 6 DOM
2. 2026-06-17
   days on market $175,000 Active 5 DOM
3. 2026-06-16
   days on market $175,000 Active 4 DOM
4. 2026-06-15
   days on market $175,000 Active 3 DOM
5. 2026-06-13
   pricedays on marketlisting id $175,000 Active 1 DOM
6. 2026-06-01
   days on market $179,000 Active 81 DOM
7. 2026-05-31
   days on market $179,000 Active 80 DOM
8. 2026-05-29
   status Active
9. 2026-03-21
   price $179,000
10. 2026-02-27
    listed $183,000 Active
11. 2025-12-16
    price $180,000
12. 2025-12-16
    status Active
13. 2025-11-18
    listed $173,000 Active
14. 2024-02-13
    soldstatus $152,000
15. 2023-12-25
    status Pending
16. 2023-12-23
    listed $159,000 Active
17. 2019-12-02
    soldstatus $98,900
18. 2019-10-01
    historical
19. 2019-09-12
    price $94,900
20. 2019-07-26
    status Active
21. 2019-07-15
    historical
22. 2019-06-22
    price $96,900
23. 2019-05-13
    status Active
24. 2019-05-04
    historical
25. 2019-04-05
    status Active
26. 2019-03-27
    historical
27. 2019-03-06
    listed $99,900 Active

ⓘ 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: $5,289 · $441/mo
• Projected year-2 tax: $5,289 · $441/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 6/10 Major 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,417
• − Mortgage interest: −$9,803
• − Property taxes: −$5,289
• − Insurance: −$875
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − HOA: −$1,560
• − Depreciation: −$5,091
• Taxable loss: −$3,787
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $-118/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

+79.2% since first listed

20 events — show timeline

• 2026-05-29 Relisted — Consolidated MLS
• 2026-03-21 Price Changed $179,000 Consolidated MLS
• 2026-02-27 Listed $183,000 Consolidated MLS
• 2025-12-16 Price Changed $180,000 Consolidated MLS
• 2025-12-16 Relisted — Consolidated MLS
• 2025-11-18 Listed $173,000 Consolidated MLS
• 2024-02-13 Sold (Public Records) $152,000 Public Records
• 2023-12-25 Pending — Consolidated MLS
• 2023-12-23 Listed $159,000 Consolidated MLS
• 2019-12-02 Sold (Public Records) $98,900 Public Records
• 2019-10-01 Delisted — Consolidated MLS
• 2019-09-12 Price Changed $94,900 Consolidated MLS
• 2019-07-26 Relisted — Consolidated MLS
• 2019-07-15 Delisted — Consolidated MLS
• 2019-06-22 Price Changed $96,900 Consolidated MLS
• 2019-05-13 Relisted — Consolidated MLS
• 2019-05-04 Delisted — Consolidated MLS
• 2019-04-05 Relisted — Consolidated MLS
• 2019-03-27 Delisted — Consolidated MLS
• 2019-03-06 Listed $99,900 Consolidated MLS

Property tax history

+5.8%/yr

Latest (2025): $5,289 · +310.3% YoY. Source: county tax records.