165 Kingsley Dr · Blythewood, SC 29016

$311,000

4 bd · 3.0 ba · 2,260 sqft · SingleFamily · 85 Days on market

Built 2026 5,662 sqft lot Est $307k · at est. $48/mo HOA · 2% 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 +11.3/30.0
• ARV discount +7.0/15.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Meriwether is a beautifully designed two-story home that combines modern style with everyday comfort. Just off the entry, a guest room offers the perfect spot for your friends and family to rest while visiting. The open-concept kitchen features a quartz island counter with pendant lights that overlooks the great room, where a cozy fireplace creates a warm, inviting centerpiece. A convenient full bathroom is tucked downstairs for you and your guests. Upstairs, three spacious bedrooms and a full hall bathroom provide plenty of room for family and friends, while a loft at the top of the stairs makes a great playroom, study nook, or lounge. The primary suite is a true retreat, with a generous layout, dual-sink vanity, walk-in closet, and spa-like bathroom complete with a separate tub and tile shower. Head out back to enjoy your covered patio. With its flexible living spaces, modern features, and thoughtful details, The Meriwether is designed for the way you live today the perfect place to call home.

Key facts

• Bright loft
• Open-concept kitchen
• Private guest suite

Tags

• PRIVATE GUEST SUITE
• SPACIOUS FAMILY ROOM
• OPEN-CONCEPT KITCHEN
• LARGE ISLAND
• COVERED REAR PORCH
• BRIGHT LOFT

Property features AI

Finance

• Other: Community pool and new construction builder warranty
• HOA & community: Has homeowners association; Community amenities include pool and playground; Community sidewalks

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home
• Construction: Slab foundation
• Exterior features: Covered front porch; Covered back porch; Sprinkler system; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Granite backsplash; Quartz countertops; Luxury vinyl plank flooring in kitchen
• Bedrooms: Master bedroom on second floor with double vanity, garden tub, separate shower, private bath, walk-in closet, and separate water closet; Two additional bedrooms on second floor each with double vanities, shared baths, and walk-in closets; Fourth bedroom on main level with shared bath
• Flooring: Luxury vinyl plank flooring in great room and kitchen
• Bathrooms: Three full bathrooms total; One main-level full bathroom; Two second-level full bathrooms
• Heating & cooling: Central cooling with zoned controls; Gas heating with zoning (gas on first level)
• Interior features: Fireplace with natural gas logs; Tankless water heater; Disposal; Dishwasher; Free-standing gas range (self-cleaning); Backsplash and granite countertops with quartz counters
• Laundry & utility: Washer and dryer located on second floor

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $311k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (15.1% below list).
• Recommended offer: $264k (15.1% 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: Langford Elementary (math 39% / reading 43%, grade F, #276 of 597 statewide, top 48%, 609 students, 64% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 65% FRL vs 38% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+13 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 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 $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 85 days — a 6% lower offer ($292k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $264,046 (15.1% 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 85 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $307,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
642 Penfolds Way	0.35mi	4/3.0	2,141 (-5%)	20mo	$292,000	$136	58

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-57,414
• Equity at exit: $46,371

10-year hold

• IRR: -11.2%
• Equity multiple: 0.32×
• Total profit: $-58,840
• Equity at exit: $26,890

Cash invested: $87,080 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,640 high
• Mortgage (P&I): −$1,631
• Tax est. 1.5%: −$389 /mo · $4,665/yr
• Insurance: −$130
• HOA: −$48
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-111

Break-even live

Break-even rent $2,781

Max offer price $294,896

Occupancy floor 99%

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: $77,750
• Closing costs: $9,330
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Joshua Tree Ct Blythewood, SC	3.0	2.5	1731	$1,945	$1.12	23d	1	0.65mi
562 Vintage Pine Dr Blythewood, SC	3.0	2.0	1814	$2,195	$1.21	23d	1	0.75mi
830 Wing Stripe Ct Columbia, SC	5.0	3.5	3044	$2,395	$0.79	3d	1	1.02mi
1800 Killian Lakes Dr Columbia, SC	1.0–3.0	1.0–2.5	1401	$2,657	$1.90	2d	47	1.28mi
621 Heron Glen Dr Columbia, SC	4.0	2.5	2195	$2,095	$0.95	3d	1	1.43mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	3d	1	1.47mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 7 events

1. 2026-05-31
   status $311,000 Pending 85 DOM
2. 2026-05-02
   price $311,000 1015-char remark

   Show marketing remark (1015 chars)

   This Meriwether is a beautifully designed two-story home that combines modern style with everyday comfort. Just off the entry, a guest room offers the perfect spot for your friends and family to rest while visiting. The open-concept kitchen features a quartz island counter with pendant lights that overlooks the great room, where a cozy fireplace creates a warm, inviting centerpiece. A convenient full bathroom is tucked downstairs for you and your guests. Upstairs, three spacious bedrooms and a full hall bathroom provide plenty of room for family and friends, while a loft at the top of the stairs makes a great playroom, study nook, or lounge. The primary suite is a true retreat, with a generous layout, dual-sink vanity, walk-in closet, and spa-like bathroom complete with a separate tub and tile shower. Head out back to enjoy your covered patio. With its flexible living spaces, modern features, and thoughtful details, The Meriwether is designed for the way you live today the perfect place to call home.

3. 2026-05-02
   price $311,000

   Show marketing remark (1015 chars)

   This Meriwether is a beautifully designed two-story home that combines modern style with everyday comfort. Just off the entry, a guest room offers the perfect spot for your friends and family to rest while visiting. The open-concept kitchen features a quartz island counter with pendant lights that overlooks the great room, where a cozy fireplace creates a warm, inviting centerpiece. A convenient full bathroom is tucked downstairs for you and your guests. Upstairs, three spacious bedrooms and a full hall bathroom provide plenty of room for family and friends, while a loft at the top of the stairs makes a great playroom, study nook, or lounge. The primary suite is a true retreat, with a generous layout, dual-sink vanity, walk-in closet, and spa-like bathroom complete with a separate tub and tile shower. Head out back to enjoy your covered patio. With its flexible living spaces, modern features, and thoughtful details, The Meriwether is designed for the way you live today the perfect place to call home.

4. 2026-04-06
   price $306,000 1015-char remark

   Show marketing remark (1015 chars)

   This Meriwether is a beautifully designed two-story home that combines modern style with everyday comfort. Just off the entry, a guest room offers the perfect spot for your friends and family to rest while visiting. The open-concept kitchen features a quartz island counter with pendant lights that overlooks the great room, where a cozy fireplace creates a warm, inviting centerpiece. A convenient full bathroom is tucked downstairs for you and your guests. Upstairs, three spacious bedrooms and a full hall bathroom provide plenty of room for family and friends, while a loft at the top of the stairs makes a great playroom, study nook, or lounge. The primary suite is a true retreat, with a generous layout, dual-sink vanity, walk-in closet, and spa-like bathroom complete with a separate tub and tile shower. Head out back to enjoy your covered patio. With its flexible living spaces, modern features, and thoughtful details, The Meriwether is designed for the way you live today the perfect place to call home.

5. 2026-04-03
   price $306,000
6. 2026-03-06
   listed $306,968 Active
7. 2026-02-25
   listed $306,968 Active 1015-char remark

   Show marketing remark (1015 chars)

   This Meriwether is a beautifully designed two-story home that combines modern style with everyday comfort. Just off the entry, a guest room offers the perfect spot for your friends and family to rest while visiting. The open-concept kitchen features a quartz island counter with pendant lights that overlooks the great room, where a cozy fireplace creates a warm, inviting centerpiece. A convenient full bathroom is tucked downstairs for you and your guests. Upstairs, three spacious bedrooms and a full hall bathroom provide plenty of room for family and friends, while a loft at the top of the stairs makes a great playroom, study nook, or lounge. The primary suite is a true retreat, with a generous layout, dual-sink vanity, walk-in closet, and spa-like bathroom complete with a separate tub and tile shower. Head out back to enjoy your covered patio. With its flexible living spaces, modern features, and thoughtful details, The Meriwether is designed for the way you live today the perfect place to call home.

ⓘ 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: $31,686
• − Mortgage interest: −$17,421
• − Property taxes: −$4,665
• − Insurance: −$1,555
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − HOA: −$576
• − Depreciation: −$9,047
• Taxable loss: −$6,648
• Est. tax savings @ 24.0%: +$1,596
• After-tax cash flow: $260/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

+1.3% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $311,000 Zillow
• 2026-05-02 Price Changed $311,000 Consolidated MLS
• 2026-04-06 Price Changed $306,000 Zillow
• 2026-04-03 Price Changed $306,000 Consolidated MLS
• 2026-03-06 Listed $306,968 Consolidated MLS
• 2026-02-25 Listed $306,968 Zillow