722 Pebblebranch Ln · Blythewood, SC 29016

$239,900

3 bd · 3.0 ba · 1,643 sqft · SingleFamily public records · 13 Days on market

Built 2017 4,356 sqft lot Est $255k · 6% under $33/mo HOA · 1% 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 +24.7/30.0
• ARV discount +10.1/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• 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

This spacious, one-owner home features 3 bedrooms and 2 bathrooms across two well-designed levels. The layout offers generous room for a large dining area, with the living room conveniently located near the kitchen and dining space - perfect for entertaining and everyday living. Thoughtfully maintained and welcoming, this home offers comfort, functionality, and plenty of space to gather and grow. All appliances to convey to include washer and dryer. Transferable 2-1 Home Warranty. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 4,356 sq ft lot
• Garage
• Built 2017

Property features AI

Finance

• HOA & community: Homeowners association present; Association maintains common areas and street lights

Exterior

• Parking: Attached garage (main level) with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home
• Construction: Slab foundation
• Exterior features: Covered front porch; Uncovered back porch; Partial brick above foundation and vinyl exterior

Interior

• Kitchen: Dishwasher; Garbage disposal; Over-the-range microwave; Gas range
• Bedrooms: Master bedroom on second floor with walk-in closet, tub/shower and tray ceilings; Second bedroom on second floor with private closet, ceiling fan (shares bath); Third bedroom on second floor with ceiling fan (shares bath)
• Flooring: Carpet in bedrooms; Tile in master bedroom; Luxury vinyl plank in great room
• Bathrooms: Three full bathrooms total; One main full bath
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fans; Garage door opener; Smoke detector; Attic access; Gas fireplace with natural gas log; Fireplace in great room; Molding in great room; Luxury vinyl plank floors in great room
• Laundry & utility: Heated laundry space

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).

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; 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 33% 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 $7k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $239,900

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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $254,665
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Potters View Rd	0.18mi	3/2.0	1,679 (+2%)	13mo	$260,000	$155	73

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-6,952
• Equity at exit: $35,770

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $34,970
• Equity at exit: $20,742

Cash invested: $67,172 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,593 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$156 /mo · $1,874/yr
• Insurance: −$100
• HOA: −$33
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $502

Break-even live

Break-even rent $1,958

Max offer price $239,900

Occupancy floor 76%

Sensitivity live

Price	-10% $637	-5% $570	+0% $502	+5% $434	+10% $366
Rent	-10% $297	-5% $399	+0% $502	+5% $604	+10% $707
Rate	-1.0pp $622	-0.5pp $563	base $502	+0.5pp $439	+1.0pp $376

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
562 Vintage Pine Dr Blythewood, SC	3.0	2.0	1814	$2,195	$1.21	24d	1	0.55mi
312 Joshua Tree Ct Blythewood, SC	3.0	2.5	1731	$1,945	$1.12	24d	1	0.67mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 11 events

1. 2026-06-18
   days on market $239,900 Active 13 DOM
2. 2026-06-17
   days on market $239,900 Active 12 DOM
3. 2026-06-16
   days on market $239,900 Active 11 DOM
4. 2026-06-15
   days on market $239,900 Active 10 DOM
5. 2026-06-14
   days on market $239,900 Active 8 DOM
6. 2026-06-13
   days on market $239,900 Active 7 DOM
7. 2026-06-10
   days on market $239,900 Active 5 DOM
8. 2026-06-09
   days on market $239,900 Active 4 DOM
9. 2026-06-08
   days on market $239,900 Active 3 DOM
10. 2026-06-07
    remarks 589-char remark
11. 2026-06-07
    listed $239,900 Active 2 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: $1,874 · $156/mo
• Projected year-2 tax: $1,874 · $156/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 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: $31,122
• − Mortgage interest: −$13,438
• − Property taxes: −$1,874
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − HOA: −$396
• − Depreciation: −$6,979
• Taxable income: $2,256
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $5,479/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

1 event — show timeline

• 2026-06-05 Listed $239,900 Consolidated MLS

Property tax history

+8.3%/yr

Latest (2025): $1,874 · +3.5% YoY. Source: county tax records.