1073 Grey Duck Ln · Blythewood, SC 29016

$300,000

4 bd · 3.0 ba · 2,591 sqft · SingleFamily public records · 34 Days on market

Built 2016 0.39 ac lot Est $350k · 14% under $50/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +20.9/30.0
• ARV discount +13.9/15.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Luxury Live Auction! Bidding to start from $300,000.00!What better way to be welcomed home than by a sprawling front lawn and, upon entering, beautiful hardwood flooring that sets the tone for the entire space. Enjoy the ease of main-level living with a luxurious primary suite—no stairs required at the end of a long day. This serene retreat opens into a spa-like bath and an oversized walk-in closet with ample space for your entire wardrobe. And if you’re looking for even more room to unwind, head upstairs to a cozy loft—your own private escape. Whether you want quiet seclusion or simply a peaceful spot to relax, this space brings comfort along with a charming view of the n

Key facts

• Hardwood flooring
• Spa-like bath
• Cozy loft

Tags

• HARDWOOD FLOORING
• MAIN-LEVEL LIVING
• PRIMARY SUITE
• SPA-LIKE BATH
• OVERSIZED WALK-IN CLOSET
• COZY LOFT

Property features AI

Finance

• HOA & community: Home is part of an association

Exterior

• Parking: Attached garage on main level with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Partial brick above foundation and vinyl exterior; Rear wood privacy fence

Interior

• Kitchen: Kitchen on main level with hardwood floor
• Bedrooms: Master bedroom on main level with bay window, ceiling fan, walk-in closet, his-and-hers closets, private closet, tile floors, separate shower, garden tub and bidet; Bedroom 2 on main level with Jack-and-Jill bath; Bedroom 3 on main level with Jack-and-Jill bath; Bedroom 4 on second level with private bath
• Flooring: Hardwood floors in living areas, formal living, formal dining, great room and kitchen; Tile floors in master bedroom
• Bathrooms: Three full bathrooms total (including two full main-level baths and one full second-level bath)
• Heating & cooling: Central cooling; Central heating with electric
• Interior features: One fireplace; Formal living room with hardwood floors; Great room with hardwood floor; Family room on main level; Utility/laundry room on main level
• Laundry & utility: Laundry/utility room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.

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; 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 41% 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

• It's been on market 34 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $260k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $291,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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: 1.07% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $349,785
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
454 Bowhunter Dr	0.36mi	4/3.0	2,973 (+15%)	8mo	$400,000	$135	52

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-22,060
• Equity at exit: $44,731

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $15,202
• Equity at exit: $25,939

Cash invested: $84,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,214 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$50
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $416

Break-even live

Break-even rent $2,688

Max offer price $300,000

Occupancy floor 82%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1068 Eagleston Way Unit NA Blythewood, SC	5.0	4.0	2900	$3,000	$1.03	23d	1	0.30mi
330 Fox Glen Dr Blythewood, SC	4.0	2.0	1766	$2,245	$1.27	23d	1	0.43mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 16 events

1. 2026-06-09
   status $300,000 Pending 34 DOM
2. 2026-06-08
   days on market $300,000 Active 34 DOM
3. 2026-06-07
   days on market $300,000 Active 33 DOM
4. 2026-06-05
   days on market $300,000 Active 30 DOM
5. 2026-06-03
   days on market $300,000 Active 29 DOM
6. 2026-06-03
   days on market $300,000 Active 28 DOM
7. 2026-06-01
   days on market $300,000 Active 27 DOM
8. 2026-05-31
   days on market $300,000 Active 26 DOM
9. 2026-05-18
   status Active
10. 2026-05-14
    historical
11. 2026-05-01
    listed $300,000 Active
12. 2026-04-13
    historical
13. 2026-02-17
    price $390,000
14. 2026-02-10
    listed $395,000 Active
15. 2026-01-15
    listed $395,000 Active
16. 2018-03-27
    soldstatus $259,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,565
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,085
• − Management: −$3,085
• − HOA: −$600
• − Depreciation: −$8,727
• Taxable income: $263
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $4,925/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

+15.6% since first listed

8 events — show timeline

• 2026-05-18 Relisted — Consolidated MLS
• 2026-05-14 Delisted — Consolidated MLS
• 2026-05-01 Listed $300,000 Consolidated MLS
• 2026-04-13 Delisted — Consolidated MLS
• 2026-02-17 Price Changed $390,000 Consolidated MLS
• 2026-02-10 Listed $395,000 Consolidated MLS
• 2026-01-15 Listed $395,000 Consolidated MLS
• 2018-03-27 Sold (Public Records) $259,500 Public Records

Property tax history

-14.6%/yr

Latest (2025): $399 · +3.4% YoY. Source: county tax records.