410 Snail Ln · Blythewood, SC 29016

$291,900

4 bd · 3.5 ba · 1,978 sqft · Townhouse · 4 Days on market

Built 2025 Good condition 4,399 sqft lot $133/mo HOA · 5% 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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wooded homesite backyard !!! Enjoy Master bedroom on main level w/ private full bath. Shaker style white kitchen cabinets, quartz countertops, undermount sink, disposal & white ceramic backsplash. Appliances incl. LG stainless steel gas stove, SS dishwasher, SS microwave & SS side by side refrigerator. Pantry area in kitchen. Large designer pendants over kitchen island. Recessed can lighting in kitchen area as well. Rev wood Mohawk color nutmeg chestnut hard surface flooring on the main level. All bedrooms are Mohawk carpet. Brush nickel faucets in kitchen & baths. Ceiling fans in great room & master bedroom. Nine-foot smooth ceilings on main level. On the 2nd level

Key facts

• Quartz countertops
• Undermount sink
• $133 HOA

Tags

• WOODED HOMESITE BACKYARD
• MASTER BEDROOM ON MAIN LEVEL
• QUARTZ COUNTERTOPS
• UNDERMOUNT SINK
• WHITE CERAMIC BACKSPLASH
• PANTRY AREA IN KITCHEN

Property features AI

Finance

• Other: New construction builder warranty
• HOA & community: Community association (HOA); Association maintains front and back yards; Pool access; Street light maintenance included; Pest control included

Exterior

• Parking: Attached garage (main level) with 2 garage spaces; Total of 4 parking spaces
• Utilities: Public sewer; Public water
• Home design: Two-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Covered front porch; Patio; Full gutters; Lot on a paved road; Public water

Interior

• Kitchen: Galley kitchen with pantry; Quartz countertops; Tiled backsplash; Recessed lighting; Laminate flooring in kitchen; Dishwasher; Garbage disposal; Microwave above stove; Gas range (free-standing)
• Bedrooms: Primary bedroom with private bath, box ceilings, ceiling fan and walk-in closet (main level); Bedrooms 2–4 with carpeted floors (second level)
• Flooring: Carpet in bedrooms; Laminate floors in great room and kitchen
• Bathrooms: Three full bathrooms; One partial bathroom; One main-level full bathroom; One main-level half bathroom
• Heating & cooling: Gas heating on both levels; Heat pump cooling on both levels
• Interior features: Ceiling fans; Garage opener; Smoke detector; Attic with pull-down access; Tankless water heater
• Laundry & utility: Electric laundry in utility room (washer/dryer on second level)

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath townhouse listed at $292k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-51 ($-606/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (8.9% below list).
• Recommended offer: $266k (8.9% 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: Lake Carolina Elementary Lower Campus (494 students, 49% FRL); Blythewood Middle (math 40% / reading 57%, grade C-, #40 of 229 statewide, top 18%, 796 students, 46% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• Zoned-school proficiency averages 65% at this address vs 41% district-wide (+24 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 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 34% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $265,789 (8.9% 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: 0.91% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 9.2

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-50,396
• Equity at exit: $43,523

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-47,533
• Equity at exit: $25,238

Cash invested: $81,732 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,658 high
• Mortgage (P&I): −$1,531
• Tax est. 1.5%: −$365 /mo · $4,378/yr
• Insurance: −$122
• HOA: −$133
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-51

Break-even live

Break-even rent $2,722

Max offer price $284,589

Occupancy floor 97%

Sensitivity live

Price	-10% $151	-5% $50	+0% $-51	+5% $-151	+10% $-252
Rent	-10% $-260	-5% $-156	+0% $-51	+5% $54	+10% $159
Rate	-1.0pp $96	-0.5pp $24	base $-51	+0.5pp $-126	+1.0pp $-203

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: $72,975
• Closing costs: $8,757
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Sunny Hill DR Blythewood, SC	3.0	3.5	1892	$2,495	$1.32	4d	1	0.20mi
20 Helton Dr Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,899	$1.63	4d	38	0.21mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	25d	1	0.39mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	16d	1	0.39mi
7 Back Bay Ct Columbia, SC	4.0	2.5	2438	$2,370	$0.97	5d	1	0.52mi
5 Glendevon Ct Columbia, SC	5.0	2.5	2050	$2,500	$1.22	25d	1	0.91mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	4d	1	1.26mi

HOA detail

• Monthly dues: $133 · $1,596/yr
• Likely covers: gas

Listing history 2 events

1. 2026-05-17
   status Pending
2. 2026-05-13
   listed $291,900 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: $31,895
• − Mortgage interest: −$16,351
• − Property taxes: −$4,378
• − Insurance: −$1,460
• − Repairs & maintenance: −$2,552
• − Management: −$2,552
• − HOA: −$1,596
• − Depreciation: −$8,492
• Taxable loss: −$5,485
• Est. tax savings @ 24.0%: +$1,316
• After-tax cash flow: $710/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 · 6 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with a modern kitchen and well-maintained exterior. Minor touch-ups and landscaping improvements can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Resale Kitchen appliances maintenance — Keeping appliances in good condition ensures they remain attractive to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Resale Kitchen appliances maintenance — Keeping appliances in good condition ensures they remain attractive to potential buyers. ↑

ⓘ 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 events — show timeline

• 2026-05-17 Pending — Consolidated MLS
• 2026-05-13 Listed $291,900 Consolidated MLS