443 Swift Current Loop · Blythewood, SC 29016

$399,000

5 bd · 4.0 ba · 3,192 sqft · SingleFamily public records · 10 Days on market

Built 2023 8,276 sqft lot Est $514k · 22% under $33/mo HOA · 1% 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 +15.0/15.0
• Cash flow +13.7/30.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this stunning 2023-built traditional residence in the desirable Blythewood community! This spacious 5-bedroom, 3.5-bath home offers 3,190 square feet of thoughtfully designed living space with modern finishes and plenty of room for everyone. The inviting main level features a bright great room with a cozy fireplace, ceiling fan, and recessed lighting, flowing seamlessly into the beautifully appointed kitchen with granite countertops, painted cabinetry, large island, gas range, and a convenient butler’s pantry. Luxury vinyl plank flooring throughout the main living areas adds style and durability. The spacious primary suite offers a private retreat with tray ceilings, a

Key facts

• Primary suite
• Great room
• Cozy fireplace

Tags

• GREAT ROOM
• COZY FIREPLACE
• BUTLER PANTRY
• LUXURY VINYL PLANK FLOORING
• PRIMARY SUITE
• WALK IN CLOSET

Property features AI

Finance

• Other: Directions: From Hard Scrabble Road, turn onto Falls Ridge Lane. Turn left onto Sandfarm Trail, then turn right onto Swift Current Loop. Home will be on the right
• HOA & community: Community association present; Association maintains common areas and community pool

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story house
• Construction: Slab foundation
• Exterior features: Patio; Automatic sprinkler system; Full gutters; Stone and vinyl exterior finish; Paved road access; Facing north

Interior

• Kitchen: Island; Breakfast bar / eating area; Granite countertops; Painted cabinets; Dishwasher; Disposal; Microwave over stove; Gas range (free-standing); Recessed lighting; Luxury vinyl plank flooring
• Bedrooms: Primary suite on main level with double vanity, garden tub, separate shower, private water closet, walk-in closet, tray ceilings and carpeted floors; Bedroom 2 on second level with double vanity, shared bath, walk-in closet and carpeted floors; Bedroom 3 on second level with private bath, double vanity, walk-in closet and carpeted floors; Bedroom 4 on second level with shared bath, walk-in closet and carpeted floors; Bedroom 5 on second level with private bath and carpeted floors
• Flooring: Carpet in bedrooms; Luxury vinyl plank in living areas and kitchen
• Bathrooms: Three full bathrooms and one half bath; Main level contains one full bath and one half bath
• Heating & cooling: Central air conditioning; Central electric heating
• Interior features: Ceiling fans; Smoke detector; Recessed lighting; Fireplace (1); Tankless hot water; Gas water heater
• Laundry & utility: Main-level laundry in heated space (common area)

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $33 ($394/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (17.5% below list).
• Recommended offer: $329k (17.5% 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: Round Top Elementary (math 59% / reading 65%, grade B, #73 of 597 statewide, top 12%, 673 students, 42% 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 schools at 42% FRL track the district average.
• Zoned-school proficiency averages 64% at this address vs 41% district-wide (+23 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 42% 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 $3k of loan paydown is wiped out by about $12k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago 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, 69% 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 $329,356 (17.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $513,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 Glenn Village Cir	0.50mi	5/4.0	3,204 (+0%)	19mo	$515,000	$161	60

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-62,629
• Equity at exit: $59,492

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-52,111
• Equity at exit: $34,498

Cash invested: $111,720 (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: 10.1×

Monthly cashflow live

• Estimated rent: $3,294 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$277 /mo · $3,329/yr
• Insurance: −$166
• HOA: −$33
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $33

Break-even live

Break-even rent $3,252

Max offer price $399,000

Occupancy floor 94%

Sensitivity live

Price	-10% $259	-5% $146	+0% $33	+5% $-80	+10% $-193
Rent	-10% $-227	-5% $-97	+0% $33	+5% $163	+10% $293
Rate	-1.0pp $234	-0.5pp $134	base $33	+0.5pp $-71	+1.0pp $-176

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Back Bay Ct Columbia, SC	4.0	2.5	2438	$2,370	$0.97	5d	1	0.66mi
669 Pine Lilly Dr Columbia, SC	4.0	2.5	2912	$2,595	$0.89	25d	1	1.19mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gas

Listing history 8 events

1. 2026-06-22
   days on market $399,000 Active 10 DOM
2. 2026-06-18
   days on market $399,000 Active 7 DOM
3. 2026-06-17
   days on market $399,000 Active 6 DOM
4. 2026-06-16
   days on market $399,000 Active 5 DOM
5. 2026-06-15
   days on market $399,000 Active 4 DOM
6. 2026-06-14
   days on market $399,000 Active 2 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $399,000 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: $3,329 · $277/mo
• Projected year-2 tax: $3,329 · $277/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $39,523
• − Mortgage interest: −$22,350
• − Property taxes: −$3,329
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,162
• − Management: −$3,162
• − HOA: −$396
• − Depreciation: −$11,607
• Taxable loss: −$6,478
• Est. tax savings @ 24.0%: +$1,555
• After-tax cash flow: $1,949/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

+12.1% since first listed

3 events — show timeline

• 2026-06-11 Listed $399,000 Consolidated MLS
• 2023-10-08 Pending — Consolidated MLS
• 2023-09-20 Listed $356,042 Consolidated MLS

Property tax history

+390.3%/yr

Latest (2025): $3,329 · +390.3% YoY. Source: county tax records.