193 Peppermint Ln · Blythewood, SC 29016

$389,999

5 bd · 3.5 ba · 2,621 sqft · Land · 166 Days on market

Built 2025 0.38 ac lot

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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 +12.1/30.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming new construction house will make a perfect home! This is a five bedroom, 3.5 bathroom home with a fire place. The master bedroom is located on the main floor, while the other bedrooms are upstairs, giving the master bedroom privacy from the other rooms. The neighborhood features a large golf course, pool house, clubhouse, and security officers at the main gate keeping track of all incoming traffic. Only finishing details are left. Agent is related to seller. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Clubhouse
• Fire place
• New construction

Tags

• NEW CONSTRUCTION
• FIRE PLACE
• MASTER BEDROOM PRIVACY
• GOLF COURSE
• POOL HOUSE
• CLUBHOUSE

Property features AI

Finance

• Other: Property sits on about 0.384 acre; Located at the end of a cul-de-sac
• HOA & community: Has homeowners association

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Partial brick exterior above foundation; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Three full bathrooms; One partial bathroom; One main full bathroom; One main half bathroom
• Heating & cooling: Central heating; Central air conditioning; Total heated area approximately 2,621
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath land listed at $390k.

Deal economics

• At list price, monthly cash flow is $-83 ($-995/yr) — negative.
• To cash-flow at today's rent, offer at most $375k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (27.5% below list).
• Recommended offer: $283k (27.5% 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: Bethel-Hanberry Elementary (math 48% / reading 49%, grade D, #193 of 597 statewide, top 33%, 759 students, 56% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 61% FRL vs 38% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 41% district-wide (+17 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; 1 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 36% 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

• It's been on market 166 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $282,565 (27.5% 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 166 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.72% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 11.5

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-68,670
• Equity at exit: $58,150

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-67,373
• Equity at exit: $33,720

Cash invested: $109,200 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,826 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-83

Break-even live

Break-even rent $2,931

Max offer price $375,348

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Bluebottle Ct Blythewood, SC	4.0	3.0	2600	$2,895	$1.11	11d	1	0.24mi

Listing history 50 events

1. 2026-06-18
   price $389,999 Active 166 DOM
2. 2026-06-18
   days on market $399,999 Active 166 DOM
3. 2026-06-17
   days on market $399,999 Active 165 DOM
4. 2026-06-16
   days on market $399,999 Active 164 DOM
5. 2026-06-15
   days on market $399,999 Active 163 DOM
6. 2026-06-14
   days on market $399,999 Active 161 DOM
7. 2026-06-13
   days on market $399,999 Active 160 DOM
8. 2026-06-10
   days on market $399,999 Active 158 DOM
9. 2026-06-09
   days on market $399,999 Active 157 DOM
10. 2026-06-08
    days on market $399,999 Active 156 DOM
11. 2026-06-07
    days on market $399,999 Active 155 DOM
12. 2026-06-05
    days on market $399,999 Active 152 DOM
13. 2026-06-03
    days on market $399,999 Active 151 DOM
14. 2026-06-03
    days on market $399,999 Active 150 DOM
15. 2026-06-01
    days on market $399,999 Active 149 DOM
16. 2026-05-31
    days on market $399,999 Active 148 DOM
17. 2026-05-18
    price $399,999
18. 2026-05-02
    price $412,000
19. 2026-04-10
    price $412,568
20. 2026-04-03
    price $414,568
21. 2026-03-30
    price $414,569
22. 2026-01-03
    listed $414,570 Active
23. 2025-11-08
    price $414,570
24. 2025-10-31
    price $416,570
25. 2025-10-17
    price $418,570
26. 2025-10-11
    price $420,570
27. 2025-10-03
    price $422,570
28. 2025-09-28
    price $424,570
29. 2025-09-12
    price $426,570
30. 2025-08-15
    price $428,570
31. 2025-08-05
    price $430,570
32. 2025-06-20
    price $435,570
33. 2025-06-13
    price $437,570
34. 2025-05-21
    price $439,570
35. 2025-05-01
    price $441,570
36. 2025-04-04
    price $443,570
37. 2025-03-27
    listed $445,570 Active
38. 2023-09-11
    listed $30,000 Active
39. 2022-01-14
    historical
40. 2021-06-11
    historical
41. 2021-03-09
    listed $16,475 Active
42. 2021-02-11
    status Active
43. 2021-01-14
    historical
44. 2020-01-14
    price $34,000
45. 2020-01-14
    status Active
46. 2020-01-14
    historical
47. 2019-08-01
    price $32,000
48. 2019-07-01
    price $30,000
49. 2019-07-01
    status Active
50. 2018-06-26
    historical

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $2,223 · $185/mo
• Expected delta: +$933/yr (+$78/mo · 72.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $33,908
• − Mortgage interest: −$21,846
• − Property taxes: −$1,290
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,713
• − Management: −$2,713
• − Depreciation: −$11,345
• Taxable loss: −$7,949
• Est. tax savings @ 24.0%: +$1,908
• After-tax cash flow: $913/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

• Census place: Blythewood, SC
• 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

+1303.5% since first listed

38 events — show timeline

• 2026-05-18 Price Changed $399,999 Consolidated MLS
• 2026-05-02 Price Changed $412,000 Consolidated MLS
• 2026-04-10 Price Changed $412,568 Consolidated MLS
• 2026-04-03 Price Changed $414,568 Consolidated MLS
• 2026-03-30 Price Changed $414,569 Consolidated MLS
• 2026-01-03 Listed $414,570 Consolidated MLS
• 2025-11-08 Price Changed $414,570 Consolidated MLS
• 2025-10-31 Price Changed $416,570 Consolidated MLS
• 2025-10-17 Price Changed $418,570 Consolidated MLS
• 2025-10-11 Price Changed $420,570 Consolidated MLS
• 2025-10-03 Price Changed $422,570 Consolidated MLS
• 2025-09-28 Price Changed $424,570 Consolidated MLS
• 2025-09-12 Price Changed $426,570 Consolidated MLS
• 2025-08-15 Price Changed $428,570 Consolidated MLS
• 2025-08-05 Price Changed $430,570 Consolidated MLS
• 2025-06-20 Price Changed $435,570 Consolidated MLS
• 2025-06-13 Price Changed $437,570 Consolidated MLS
• 2025-05-21 Price Changed $439,570 Consolidated MLS
• 2025-05-01 Price Changed $441,570 Consolidated MLS
• 2025-04-04 Price Changed $443,570 Consolidated MLS
• 2025-03-27 Listed $445,570 Consolidated MLS
• 2023-09-11 Listed $30,000 Consolidated MLS
• 2022-01-14 Listing Removed — Charleston Trident MLS
• 2021-06-11 Delisted — Consolidated MLS
• 2021-03-09 Listed $16,475 Consolidated MLS
• 2021-02-11 Relisted — Charleston Trident MLS
• 2021-01-14 Listing Removed — Charleston Trident MLS
• 2020-01-14 Price Changed $34,000 Charleston Trident MLS
• 2020-01-14 Relisted — Charleston Trident MLS
• 2020-01-14 Listing Removed — Charleston Trident MLS
• 2019-08-01 Price Changed $32,000 Charleston Trident MLS
• 2019-07-01 Price Changed $30,000 Charleston Trident MLS
• 2019-07-01 Relisted — Charleston Trident MLS
• 2018-06-26 Listing Removed — Charleston Trident MLS
• 2018-06-26 Relisted — Charleston Trident MLS
• 2018-06-23 Pending — Charleston Trident MLS
• 2018-02-22 Contingent — Charleston Trident MLS
• 2018-01-13 Listed $28,500 Charleston Trident MLS

Property tax history

+4.8%/yr

Latest (2025): $1,290 · +2.5% YoY. Source: county tax records.