222 Gloria Trl · Blythewood, SC 29203

$245,000

3 bd · 2.0 ba · 1,976 sqft · Manufactured public records · 19 Days on market

Built 2006 3.04 ac lot

---

Why this score? — see what drove the F 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 +8.9/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This 5-bedroom, 3-bath home sits on just over 3 fabulous acres of land, giving you plenty of room to spread out, relax, and enjoy a quieter pace of life! Inside you’ll find nearly 2,000 square feet with a comfortable, functional layout. Get cozy in the living room, that has a wood-burning fireplace or the dining room that has a pellet stove. The kitchen is a standout with granite countertops, stainless appliances, and an easy flow into the main living spaces—perfect for both everyday living and entertaining. A split bedroom design adds extra privacy to the primary suite, with a bathroom with double vanities and a walk in shower. The additional bedrooms provide flexibility for g

Key facts

• Split bedroom design
• Stainless appliances
• Pellet stove

Tags

• WOOD BURNING FIREPLACE
• PELLET STOVE
• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES
• SPLIT BEDROOM DESIGN
• DOUBLE VANITIES

Property features AI

Exterior

• Parking: Driveway access (details not specified)
• Utilities: Public water
• Home design: Single-story home
• Construction: Vinyl exterior; Crawlspace foundation
• Exterior features: Above-ground pool; Covered front porch; Covered back porch; Full gutters; Storage shed; Rear wood livestock fence (rear only)

Interior

• Kitchen: Granite countertops; Free-standing gas range; Microwave above range; Dishwasher; Refrigerator; Freezer
• Bedrooms: Master bedroom on main level with double vanity, separate shower, walk-in closet, ceiling fan, carpet and tile flooring; Bedroom 2 with private closet and luxury vinyl plank flooring (shared bath); Bedroom 3 with private closet, ceiling fan and carpet flooring (shared bath); Bedroom 4 with private closet, ceiling fan and carpet flooring (Jack & Jill bath); Bedroom 5 with private closet, ceiling fan and luxury vinyl plank flooring (Jack & Jill bath)
• Flooring: Carpet in living areas and several bedrooms; Tile in master bedroom areas; Luxury vinyl plank in select rooms and formal dining
• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Central electric heating
• Interior features: Built-in shelving; Smoke detectors; Two wood-burning fireplaces; Ceiling fans in living areas
• Laundry & utility: Main-level laundry in heated mud room; Washer and dryer included; Electric hookup

Utilities

• Utility Information: Septic system

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $245k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (35.4% below list).
• Recommended offer: $158k (35.4% 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 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: Forest Heights Elementary (math 12% / reading 12%, grade F, #572 of 597 statewide, top 97%, 441 students, 100% FRL); Eau Claire High (math 22% / reading 84%, grade C-, #139 of 196 statewide, top 71%, 627 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 (+2.5%/yr); 238 active listings in the ZIP; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 41% of the median local income ($46k/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 $7k 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 ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $245k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $158,212 (35.4% 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. 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: 0.65% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-53,205
• Equity at exit: $36,530

10-year hold

• IRR: -18.2%
• Equity multiple: 0.03×
• Total profit: $-66,269
• Equity at exit: $21,183

Cash invested: $68,600 (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 29203

• Home prices YoY: -31.6%
• Rents YoY: 2.5%
• Active inventory: 238
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-198

Break-even live

Break-even rent $1,832

Max offer price $210,093

Occupancy floor —

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-20
   status Pending
2. 2026-05-06
   historical Active - Contingent
3. 2026-05-01
   listed $245,000 Active
4. 2010-10-06
   soldstatus $90,000
5. 2009-12-18
   soldstatus $36,500

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$670/yr (+$56/mo · 92.1%)

ⓘ 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 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,985
• − Mortgage interest: −$13,724
• − Property taxes: −$727
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$7,127
• Taxable loss: −$6,855
• Est. tax savings @ 24.0%: +$1,645
• After-tax cash flow: $-726/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 — 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): 40,653
• Household income: $46,054
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1980.0

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 13% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -77.52%
• Current HPI: 168.2114
• Rent YoY: ▲ 2.50%
• 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

+571.2% since first listed

5 events — show timeline

• 2026-05-20 Pending — Consolidated MLS
• 2026-05-06 Contingent — Consolidated MLS
• 2026-05-01 Listed $245,000 Consolidated MLS
• 2010-10-06 Sold (Public Records) $90,000 Public Records
• 2009-12-18 Sold (Public Records) $36,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $727 · +4.0% YoY. Source: county tax records.