122 Bent Oak Trl · Blythewood, SC 29016

$305,000

3 bd · 2.0 ba · 1,943 sqft · SingleFamily public records · 19 Days on market

Built 1997 0.32 ac lot Est $313k · at est. $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 +13.4/30.0
• ARV discount +8.6/15.0
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ask for a floorplan or 3D Virtual Tour. Tucked away on a quiet cul-de-sac in the sought-after Willow Lake community, this brick home offers peaceful lake views, mature trees, and a private backyard setting that feels like a retreat. Backing to a babbling brook, woods, and the community lake, the property is filled with natural beauty including stunning sunrises, visiting herons and birds, and the occasional deer passing through. Approximately 2,000 square feet, this 3-bedroom, 2.5-bath home features a thoughtful layout designed for both privacy and functionality. The bright living room showcases cathedral ceilings, abundant natural light, a fireplace, and beautiful backyard and water views.

Key facts

• Custom island
• Cathedral ceilings
• Spacious kitchen

Tags

• PRIVATE BACKYARD SETTING
• BACKING TO A BROOK
• CATHEDRAL CEILINGS
• SPACIOUS KITCHEN
• CUSTOM ISLAND
• MAIN-LEVEL OWNER’S SUITE

Property features AI

Finance

• Other: Directions available: continue on US-21 N, take Jenkins Brothers Rd and Pine Wedge Dr to Bent Oak Trail
• HOA & community: Homeowners association present; Association maintains common areas, playground, pool, sidewalks, and street lights

Exterior

• Parking: Attached side-entry garage (2 cars); Total of 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Home faces south
• Construction: Crawlspace foundation
• Exterior features: Partial brick exterior above foundation; Paved road access

Interior

• Kitchen: Island; Eat-in kitchen; Wood (natural) cabinets; Formica countertops; Smooth-surface free-standing range; Dishwasher; Refrigerator
• Bedrooms: Primary suite with garden tub, separate shower, his-and-hers closets, and private bath (main level); Second bedroom with private closet and shared bath (second level); Third bedroom with private closet, high ceilings, and shared bath (second level)
• Flooring: Luxury vinyl plank floors in main living areas and upstairs bedrooms; Tile flooring in primary bath; Hardwood floors in formal dining room
• Bathrooms: Two full bathrooms; One half bathroom; Main level full bath and half bath configuration
• Heating & cooling: Central heating; Central air
• Interior features: Fireplace; High ceilings (over 9 ft); Ceiling fan(s); Built-in microwave; Disposal
• Laundry & utility: Washer and dryer included; Laundry located in a closet on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $6 ($78/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 $249k (18.3% below list).
• Recommended offer: $249k (18.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#58 in SC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: Langford Elementary (math 39% / reading 43%, grade F, #276 of 597 statewide, top 48%, 609 students, 64% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• Zoned-school proficiency averages 62% at this address vs 41% district-wide (+20 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: 657 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 31% of the median local income ($95k/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

• It's been on market 19 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $217k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 61% 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 $249,053 (18.3% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $312,823
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Shoal Creek Ln	0.64mi	3/3.0	2,173 (+12%)	6mo	$350,000	$161	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-49,062
• Equity at exit: $45,476

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-42,403
• Equity at exit: $26,371

Cash invested: $85,400 (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 29016

• Home prices YoY: -26.3%
• Active inventory: 657
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,491 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$202 /mo · $2,430/yr
• Insurance: −$127
• HOA: −$32
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $6

Break-even live

Break-even rent $2,482

Max offer price $305,000

Occupancy floor 95%

Sensitivity live

Price	-10% $179	-5% $93	+0% $6	+5% $-80	+10% $-166
Rent	-10% $-190	-5% $-92	+0% $6	+5% $105	+10% $203
Rate	-1.0pp $160	-0.5pp $84	base $6	+0.5pp $-73	+1.0pp $-153

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Knot Ct Blythewood, SC	4.0	2.5	2004	$2,250	$1.12	25d	1	0.29mi
25 Oak Lake Ct Blythewood, SC	4.0	2.0	2050	$2,050	$1.00	25d	1	0.29mi
463 N High Duck Trl Blythewood, SC	3.0	2.5	1604	$2,200	$1.37	5d	1	0.31mi
232 Boulder Ridge Loop Blythewood, SC	4.0	2.5	1902	$2,299	$1.21	16d	1	0.95mi
242 Honey Hill Way Blythewood, SC	4.0	2.5	1926	$2,750	$1.43	12d	1	1.19mi
227 Honey Hill Way Blythewood, SC	3.0	2.5	1689	$2,180	$1.29	4d	1	1.22mi
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	16d	1	1.43mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: water

Listing history 14 events

1. 2026-06-03
   statusdays on market $305,000 Pending 19 DOM
2. 2026-06-01
   days on market $305,000 Active - Contingent 18 DOM
3. 2026-05-31
   days on market $305,000 Active - Contingent 17 DOM
4. 2026-05-18
   historical Active - Contingent
5. 2026-05-14
   listed $305,000 Active
6. 2020-10-29
   soldstatus $217,000
7. 2020-08-19
   historical
8. 2020-08-11
   listed $220,000 Active
9. 2018-11-08
   soldstatus $195,000
10. 2013-05-31
    soldstatus $175,000
11. 2005-05-09
    soldstatus $162,000
12. 2002-05-01
    soldstatus $150,000
13. 1997-07-15
    soldstatus $143,500
14. 1997-03-25
    soldstatus $15,000

ⓘ 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: $2,430 · $202/mo
• Projected year-2 tax: $2,430 · $202/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 6/10 Major FEMA zone X (unshaded) · 74% 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 61% 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: $29,886
• − Mortgage interest: −$17,085
• − Property taxes: −$2,430
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − HOA: −$384
• − Depreciation: −$8,873
• Taxable loss: −$5,192
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $1,324/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 — Blythewood

• Score: 70/100
• State rank: #58
• US rank: #7406

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland County · 389,530 people
• City population: 30,454
• Metro: Columbia, SC
• Population (ZIP): 30,454
• Household income: $95,082
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 559.0

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 0.64)
• Race & ethnicity: Black 43% White 42% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▼ -65.48%
• Current HPI: 183.5933
• Rent YoY: —
• 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

+1933.3% since first listed

11 events — show timeline

• 2026-05-18 Contingent — Consolidated MLS
• 2026-05-14 Listed $305,000 Consolidated MLS
• 2020-10-29 Sold (Public Records) $217,000 Public Records
• 2020-08-19 Delisted — Consolidated MLS
• 2020-08-11 Listed $220,000 Consolidated MLS
• 2018-11-08 Sold (Public Records) $195,000 Public Records
• 2013-05-31 Sold (Public Records) $175,000 Public Records
• 2005-05-09 Sold (Public Records) $162,000 Public Records
• 2002-05-01 Sold (Public Records) $150,000 Public Records
• 1997-07-15 Sold (Public Records) $143,500 Public Records
• 1997-03-25 Sold (Public Records) $15,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,430 · +3.6% YoY. Source: county tax records.