278 Quiet Pond Way · Blythewood, SC 29016

$335,000

4 bd · 3.0 ba · 2,408 sqft · SingleFamily public records · 12 Days on market

Built 2013 0.31 ac lot Est $388k · 14% under $45/mo HOA · 2% 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).

• ARV discount +13.6/15.0
• Cash flow +13.1/30.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Coopers Pond community in Blythewood, SC, this 4-bedroom, 2.5-bath home offers 2,410SqFt open concept home is located in a cul de sac. The open floor plan features a spacious living room with a gas fireplace and a large kitchen with granite countertops, tiled backsplash, bar seating, recessed lighting, pantry, butler’s pantry, an eat-in area, along with a separate formal dining room. The oversized primary suite with double doors includes a sitting area that can be used as an office, exercise space, or lounge. It’s equipped with mulitple windows for lots of natural light. It has two large walk-in closets, each located on opposite sides of the bedroom. The 3 additio

Key facts

• Cul de sac
• Tiled backsplash
• Gas fireplace

Tags

• COOPERS POND COMMUNITY
• CUL DE SAC
• GAS FIREPLACE
• GRANITE COUNTERTOPS
• TILED BACKSPLASH
• BAR SEATING

Property features AI

Finance

• Other: Paved road access; Sidewalk community; Cable TV available
• HOA & community: Homeowners association (association fees include cable TV and maintenance of green areas)

Exterior

• Parking: Attached 2-car garage (main level)
• Security: Owned security system
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home
• Construction: Partial brick above foundation with vinyl exterior; Slab foundation
• Exterior features: Covered front porch; Patio; Yard sprinkler system; Storage shed; Privacy wood fence in rear

Interior

• Kitchen: Granite countertops; Stained wood cabinets; Pantry; Eat-in area and breakfast bar; Tiled backsplash; Vinyl flooring; Recessed lighting; Convection, free-standing range with smooth surface and self-cleaning; Microwave (above stove); Dishwasher; Disposal
• Bedrooms: Master suite with double vanity, garden tub, separate shower, his-and-hers closets, walk-in closet, private closet, carpeted floors, ceiling fan (located on second level); Bedroom 2 with walk-in closet, private closet, carpeted floors, ceiling fan (second level); Bedroom 3 with walk-in closet, private closet, carpeted floors, ceiling fan (second level); Bedroom 4 with walk-in closet, carpeted floors, ceiling fan (second level)
• Flooring: Carpet in bedrooms and some living areas; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans throughout; Garage opener; Owned security system; Pull-down attic access; Fireplace with natural gas log; Recessed lighting
• Laundry & utility: Laundry located on second level in heated space; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-14 ($-171/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (20.8% below list).
• Recommended offer: $265k (20.8% 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: 650 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 33% 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 $10k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $204k; list at $335k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,305 (20.8% 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 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?
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: 0.79% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $387,688
• 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	0.38mi	3/3.0 (-1)	2,173 (-10%)	6mo	$350,000	$161	56

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-55,280
• Equity at exit: $49,950

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-49,657
• Equity at exit: $28,965

Cash invested: $93,800 (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 29016

• Home prices YoY: -26.3%
• Active inventory: 650
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,653 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$140
• HOA: −$45
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-14

Break-even live

Break-even rent $2,671

Max offer price $332,477

Occupancy floor 96%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
254 Boulder Ridge Loop Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	3d	1	0.39mi
232 Boulder Ridge Loop Blythewood, SC	4.0	2.5	1902	$2,299	$1.21	14d	1	0.45mi
18 Iron Horse Ct Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	2d	1	0.48mi
227 Honey Hill Way Blythewood, SC	3.0	2.5	1689	$2,180	$1.29	2d	1	0.50mi
242 Honey Hill Way Blythewood, SC	4.0	2.5	1926	$2,750	$1.43	11d	1	0.50mi
948 Beaufort Farm Rd Blythewood, SC	3.0	2.5	1986	$2,200	$1.11	2d	1	0.89mi
463 N High Duck Trl Blythewood, SC	3.0	2.5	1604	$2,200	$1.37	3d	1	0.95mi
2 Knot Ct Blythewood, SC	4.0	2.5	2004	$2,250	$1.12	23d	1	1.03mi
620 Stono DR Blythewood, SC	5.0	3.0	2334	$2,350	$1.01	14d	1	1.07mi
25 Oak Lake Ct Blythewood, SC	4.0	2.0	2050	$2,050	$1.00	23d	1	1.11mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: gas

Listing history 11 events

1. 2026-06-18
   days on market $335,000 Active 12 DOM
2. 2026-06-17
   days on market $335,000 Active 11 DOM
3. 2026-06-16
   days on market $335,000 Active 10 DOM
4. 2026-06-15
   days on market $335,000 Active 9 DOM
5. 2026-06-14
   days on market $335,000 Active 7 DOM
6. 2026-06-13
   days on market $335,000 Active 6 DOM
7. 2026-06-10
   days on market $335,000 Active 4 DOM
8. 2026-06-09
   days on market $335,000 Active 3 DOM
9. 2026-06-08
   days on market $335,000 Active 2 DOM
10. 2026-06-07
    remarks 687-char remark
11. 2026-06-07
    listed $335,000 Active 1 DOM

ⓘ 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: $2,026 · $169/mo
• Projected year-2 tax: $2,026 · $169/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $31,837
• − Mortgage interest: −$18,765
• − Property taxes: −$2,026
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − HOA: −$540
• − Depreciation: −$9,745
• Taxable loss: −$6,009
• Est. tax savings @ 24.0%: +$1,442
• After-tax cash flow: $1,271/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

+64.2% since first listed

2 events — show timeline

• 2026-06-06 Listed $335,000 Consolidated MLS
• 2014-06-24 Sold (Public Records) $204,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,026 · +3.6% YoY. Source: county tax records.