14 Crosby Ln · Blythewood, SC 29016

$295,000

4 bd · 2.5 ba · 2,175 sqft · SingleFamily · 37 Days on market

Built 2026 5,662 sqft lot Est $296k · at est. $48/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).

• Cash flow +13.1/30.0
• ARV discount +7.6/15.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the Lancaster, Cul de Sac homesite ready to close! The beautifully designed two-story Mungo Home that blends style, comfort, and function in a quaint cul de sac. A charming covered front porch sets the tone, leading into a bright foyer with a dining room—perfect for entertaining or relaxing in making it your own space. The open-concept living area features a cozy fireplace, while the chef’s kitchen shines with upgraded granite countertops an island and pendant lights complete this space. Upstairs, three spacious secondary bedrooms share a dual-sink hall bath, and the luxurious primary suite with an oversized walk-in closet, and a spa-like bathroom complete with a separa

Key facts

• Covered front porch
• Spa-like bathroom
• Chef's kitchen

Tags

• COVERED FRONT PORCH
• OPEN-CONCEPT LIVING AREA
• CHEF'S KITCHEN
• UPGRADED GRANITE COUNTERTOPS
• OVERSIZED WALK-IN CLOSET
• SPA-LIKE BATHROOM

Property features AI

Finance

• Other: Directions: Killian's Crossing by Mungo Homes (provided directions available)
• HOA & community: Homeowners association in community; Association maintains common areas; Community amenities include playground and pool; Community sidewalks; New construction builder warranty

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Stone and vinyl exterior finish; Slab foundation
• Exterior features: Covered front porch; Patio; Full gutters; Sprinkler system; Paved road access

Interior

• Kitchen: Island; Pantry; Granite countertops and granite backsplash; Dishwasher; Microwave above stove; Luxury vinyl plank flooring in kitchen
• Bedrooms: Master suite with double vanity, garden tub, separate shower, private bath, walk-in closet, box ceilings, and separate water closet (second level); Bedroom 2 with double vanity, shared bath, and walk-in closet (second level); Bedroom 3 with double vanity and shared bath (second level); Bedroom 4 with double vanity and shared bath (second level)
• Flooring: Luxury vinyl plank (kitchen listed)
• Bathrooms: Two full baths; One half bath; Two additional full secondary baths
• Heating & cooling: Central air with zoned cooling; Gas heating on first level with zoned control
• Interior features: Smoke detector; Attic access; Gas log fireplace (natural), one fireplace; Self-cleaning free-standing smooth-surface range
• Laundry & utility: Washer/dryer located on second level; Tankless water heater; Disposal

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-13 ($-160/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (11.0% below list).
• Recommended offer: $262k (11.0% 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); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 65% FRL vs 38% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+13 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $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 37 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $262,446 (11.0% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
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 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: 0.89% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $295,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
642 Penfolds Way	0.44mi	4/3.0	2,141 (-2%)	20mo	$292,000	$136	58

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: $-48,584
• Equity at exit: $43,985

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-43,121
• Equity at exit: $25,506

Cash invested: $82,600 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,624 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$48
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-13

Break-even live

Break-even rent $2,641

Max offer price $293,067

Occupancy floor 96%

Sensitivity live

Price	-10% $191	-5% $89	+0% $-13	+5% $-115	+10% $-217
Rent	-10% $-221	-5% $-117	+0% $-13	+5% $90	+10% $194
Rate	-1.0pp $135	-0.5pp $62	base $-13	+0.5pp $-90	+1.0pp $-168

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Joshua Tree Ct Blythewood, SC	3.0	2.5	1731	$1,945	$1.12	25d	1	0.69mi
562 Vintage Pine Dr Blythewood, SC	3.0	2.0	1814	$2,195	$1.21	25d	1	0.79mi
1800 Killian Lakes Dr Columbia, SC	1.0–3.0	1.0–2.5	1401	$2,657	$1.90	4d	47	1.23mi
621 Heron Glen Dr Columbia, SC	4.0	2.5	2195	$2,095	$0.95	5d	1	1.39mi
61 Bluebead Ct Columbia, SC	4.0	2.0	1515	$2,249	$1.48	5d	1	1.40mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	5d	1	1.48mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 6 events

1. 2026-05-23
   status Pending
2. 2026-05-21
   price $295,000
3. 2026-05-21
   status Active
4. 2026-01-26
   status Pending
5. 2026-01-08
   price $289,000
6. 2025-12-22
   listed $289,752 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,494
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,519
• − Management: −$2,519
• − HOA: −$576
• − Depreciation: −$8,582
• Taxable loss: −$5,128
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $1,070/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

+1.8% since first listed

6 events — show timeline

• 2026-05-23 Pending — Consolidated MLS
• 2026-05-21 Price Changed $295,000 Consolidated MLS
• 2026-05-21 Relisted — Consolidated MLS
• 2026-01-26 Pending — Consolidated MLS
• 2026-01-08 Price Changed $289,000 Consolidated MLS
• 2025-12-22 Listed $289,752 Consolidated MLS