119 Balis Farm Cir · Blythewood, SC 29016

$323,900

4 bd · 3.0 ba · 2,225 sqft · SingleFamily · 18 Days on market

Built 2026 Good condition 7,405 sqft lot $50/mo HOA · 2% of rent ↓ 2% since listing

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.2/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Bentcreek II in Blythewood Farms is a spacious and versatile home offering 2,225 square feet of well-designed living space. This residence features four bedrooms and three full bathrooms, providing ample room for families of various sizes. On the main level, the open-concept layout is enhanced by nine-foot ceilings, creating a bright and airy atmosphere. The living room flows seamlessly into the kitchen and dining area, making it an ideal space for entertaining and everyday living. Additionally, there is an office or optional fifth bedroom and a full bathroom on this floor, adding flexibility to the home's design. Upstairs, the home boasts a generous owner's suite that includes a vaulted ceiling, a large walk-in closet, and an extra closet for additional storage. The primary suite bathroom is equipped with a double vanity, a separate shower, a garden tub, and a private water closet, offering comfort and privacy. The upper level also features a large loft, three additional bedrooms, and a full bathroom, ensuring plenty of space for relaxation and family activities. (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Community association present; Association maintains common areas and the pool

Exterior

• Parking: Attached 2-car garage on main level
• Utilities: Public water; Public sewer
• Home design: Two-story house; House faces northeast
• Construction: Slab foundation
• Exterior features: Covered front porch; Covered back porch; Sprinkler system; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Kitchen on main level with island; Pantry; Granite countertops; Tiled backsplash; Painted cabinets; Dishwasher; Microwave above stove; Free-standing smooth-surface range
• Bedrooms: Master bedroom on second floor with double vanity, private bath, separate shower, walk-in closet, private water closet, and ceiling fan; Additional bedrooms on second floor with private closets
• Flooring: Luxury vinyl plank flooring in kitchen and living areas; Carpeted bedrooms
• Bathrooms: Three full bathrooms total (includes master bath and two additional full baths); One main full bath
• Heating & cooling: Central air conditioning; Gas heating on first and second levels; Split system
• Interior features: Fireplace with natural gas logs; Ceiling fans in living areas and master bedroom; Tankless water heater; Garbage disposal; Heated laundry space
• Laundry & utility: Washer/dryer area on second floor; Heated laundry space

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $324k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (13.9% below list).
• Recommended offer: $279k (13.9% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 35% 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

• It's been on market 18 days — a 2% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,930 (13.9% 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: 0.86% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-57,817
• Equity at exit: $48,295

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-57,009
• Equity at exit: $28,005

Cash invested: $90,692 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,789 high
• Mortgage (P&I): −$1,699
• Tax est. 1.5%: −$405 /mo · $4,858/yr
• Insurance: −$135
• HOA: −$50
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-85

Break-even live

Break-even rent $2,897

Max offer price $311,622

Occupancy floor 98%

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: $80,975
• Closing costs: $9,717
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
948 Beaufort Farm Rd Blythewood, SC	3.0	2.5	1986	$2,200	$1.11	2d	1	0.38mi
242 Honey Hill Way Blythewood, SC	4.0	2.5	1926	$2,750	$1.43	11d	1	0.45mi
227 Honey Hill Way Blythewood, SC	3.0	2.5	1689	$2,180	$1.29	2d	1	0.46mi
18 Iron Horse Ct Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	2d	1	0.51mi
232 Boulder Ridge Loop Blythewood, SC	4.0	2.5	1902	$2,299	$1.21	14d	1	0.59mi
254 Boulder Ridge Loop Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	3d	1	0.63mi
463 N High Duck Trl Blythewood, SC	3.0	2.5	1604	$2,200	$1.37	3d	1	1.34mi
620 Stono DR Blythewood, SC	5.0	3.0	2334	$2,350	$1.01	14d	1	1.39mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: water

Listing history 11 events

1. 2026-05-19
   status Active 1283-char remark

   Show marketing remark (1283 chars)

   The Bentcreek II in Blythewood Farms is a spacious and versatile home offering 2,225 square feet of well-designed living space. This residence features four bedrooms and three full bathrooms, providing ample room for families of various sizes. On the main level, the open-concept layout is enhanced by nine-foot ceilings, creating a bright and airy atmosphere. The living room flows seamlessly into the kitchen and dining area, making it an ideal space for entertaining and everyday living. Additionally, there is an office or optional fifth bedroom and a full bathroom on this floor, adding flexibility to the home's design. Upstairs, the home boasts a generous owner's suite that includes a vaulted ceiling, a large walk-in closet, and an extra closet for additional storage. The primary suite bathroom is equipped with a double vanity, a separate shower, a garden tub, and a private water closet, offering comfort and privacy. The upper level also features a large loft, three additional bedrooms, and a full bathroom, ensuring plenty of space for relaxation and family activities. (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

2. 2026-05-19
   price $323,900 1283-char remark

   Show marketing remark (1283 chars)

   The Bentcreek II in Blythewood Farms is a spacious and versatile home offering 2,225 square feet of well-designed living space. This residence features four bedrooms and three full bathrooms, providing ample room for families of various sizes. On the main level, the open-concept layout is enhanced by nine-foot ceilings, creating a bright and airy atmosphere. The living room flows seamlessly into the kitchen and dining area, making it an ideal space for entertaining and everyday living. Additionally, there is an office or optional fifth bedroom and a full bathroom on this floor, adding flexibility to the home's design. Upstairs, the home boasts a generous owner's suite that includes a vaulted ceiling, a large walk-in closet, and an extra closet for additional storage. The primary suite bathroom is equipped with a double vanity, a separate shower, a garden tub, and a private water closet, offering comfort and privacy. The upper level also features a large loft, three additional bedrooms, and a full bathroom, ensuring plenty of space for relaxation and family activities. (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

3. 2026-05-16
   price $323,900
4. 2026-05-08
   listed $329,900 Active
5. 2026-05-07
   historical 1283-char remark

   Show marketing remark (1283 chars)

   The Bentcreek II in Blythewood Farms is a spacious and versatile home offering 2,225 square feet of well-designed living space. This residence features four bedrooms and three full bathrooms, providing ample room for families of various sizes. On the main level, the open-concept layout is enhanced by nine-foot ceilings, creating a bright and airy atmosphere. The living room flows seamlessly into the kitchen and dining area, making it an ideal space for entertaining and everyday living. Additionally, there is an office or optional fifth bedroom and a full bathroom on this floor, adding flexibility to the home's design. Upstairs, the home boasts a generous owner's suite that includes a vaulted ceiling, a large walk-in closet, and an extra closet for additional storage. The primary suite bathroom is equipped with a double vanity, a separate shower, a garden tub, and a private water closet, offering comfort and privacy. The upper level also features a large loft, three additional bedrooms, and a full bathroom, ensuring plenty of space for relaxation and family activities. (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

6. 2026-05-01
   status Active
7. 2026-05-01
   historical
8. 2026-04-23
   price $329,900

   Show marketing remark (1283 chars)

   The Bentcreek II in Blythewood Farms is a spacious and versatile home offering 2,225 square feet of well-designed living space. This residence features four bedrooms and three full bathrooms, providing ample room for families of various sizes. On the main level, the open-concept layout is enhanced by nine-foot ceilings, creating a bright and airy atmosphere. The living room flows seamlessly into the kitchen and dining area, making it an ideal space for entertaining and everyday living. Additionally, there is an office or optional fifth bedroom and a full bathroom on this floor, adding flexibility to the home's design. Upstairs, the home boasts a generous owner's suite that includes a vaulted ceiling, a large walk-in closet, and an extra closet for additional storage. The primary suite bathroom is equipped with a double vanity, a separate shower, a garden tub, and a private water closet, offering comfort and privacy. The upper level also features a large loft, three additional bedrooms, and a full bathroom, ensuring plenty of space for relaxation and family activities. (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

9. 2026-04-23
   price $329,900 1283-char remark

   Show marketing remark (1283 chars)

   The Bentcreek II in Blythewood Farms is a spacious and versatile home offering 2,225 square feet of well-designed living space. This residence features four bedrooms and three full bathrooms, providing ample room for families of various sizes. On the main level, the open-concept layout is enhanced by nine-foot ceilings, creating a bright and airy atmosphere. The living room flows seamlessly into the kitchen and dining area, making it an ideal space for entertaining and everyday living. Additionally, there is an office or optional fifth bedroom and a full bathroom on this floor, adding flexibility to the home's design. Upstairs, the home boasts a generous owner's suite that includes a vaulted ceiling, a large walk-in closet, and an extra closet for additional storage. The primary suite bathroom is equipped with a double vanity, a separate shower, a garden tub, and a private water closet, offering comfort and privacy. The upper level also features a large loft, three additional bedrooms, and a full bathroom, ensuring plenty of space for relaxation and family activities. (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

10. 2026-04-01
    listed $331,279 Active 1283-char remark

    Show marketing remark (1283 chars)

    The Bentcreek II in Blythewood Farms is a spacious and versatile home offering 2,225 square feet of well-designed living space. This residence features four bedrooms and three full bathrooms, providing ample room for families of various sizes. On the main level, the open-concept layout is enhanced by nine-foot ceilings, creating a bright and airy atmosphere. The living room flows seamlessly into the kitchen and dining area, making it an ideal space for entertaining and everyday living. Additionally, there is an office or optional fifth bedroom and a full bathroom on this floor, adding flexibility to the home's design. Upstairs, the home boasts a generous owner's suite that includes a vaulted ceiling, a large walk-in closet, and an extra closet for additional storage. The primary suite bathroom is equipped with a double vanity, a separate shower, a garden tub, and a private water closet, offering comfort and privacy. The upper level also features a large loft, three additional bedrooms, and a full bathroom, ensuring plenty of space for relaxation and family activities. (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

11. 2026-03-12
    listed $331,279 Active

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

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 ≥106°F today · 15 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: $33,472
• − Mortgage interest: −$18,143
• − Property taxes: −$4,858
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,678
• − Management: −$2,678
• − HOA: −$600
• − Depreciation: −$9,423
• Taxable loss: −$6,528
• Est. tax savings @ 24.0%: +$1,567
• After-tax cash flow: $548/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.

Condition & rehab AI · 12 photos

Good 85/100 None rehab

This home is in excellent condition with modern finishes and a spacious layout. It is move-in ready and would benefit from minor updates to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting.
• Rental Landscaping the front yard — A well-maintained front yard can attract more renters and increase rental value.
• Both Adding a smart home system — A smart home system can improve energy efficiency and add value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting. ↑
• Rental Landscaping the front yard — A well-maintained front yard can attract more renters and increase rental value. ↑
• Both Adding a smart home system — A smart home system can improve energy efficiency and add value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-2.2% since first listed

11 events — show timeline

• 2026-05-19 Relisted — Zillow
• 2026-05-19 Price Changed $323,900 Zillow
• 2026-05-16 Price Changed $323,900 Consolidated MLS
• 2026-05-08 Listed $329,900 Consolidated MLS
• 2026-05-07 Delisted — Zillow
• 2026-05-01 Relisted — Consolidated MLS
• 2026-05-01 Delisted — Consolidated MLS
• 2026-04-23 Price Changed $329,900 Consolidated MLS
• 2026-04-23 Price Changed $329,900 Zillow
• 2026-04-01 Listed $331,279 Zillow
• 2026-03-12 Listed $331,279 Consolidated MLS