Apollo II Plan · Blythewood, SC 29016

$291,900

3 bd · 2.5 ba · 2,122 sqft · SingleFamily · 108 Days on market

Good condition

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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 +13.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Apollo II by Great Southern Homes is a spacious and thoughtfully designed two-story home offering approximately 2,122 to 2,125 square feet of functional living space. This plan features 3 bedrooms with an optional fourth bedroom and 2.5 baths, providing flexibility for growing households or evolving lifestyle needs. The main level is designed with open-concept living in mind, connecting the kitchen, dinette, and great room into one inviting space ideal for everyday living and entertaining. The kitchen includes a center island, pantry storage, and ample cabinetry, with an available deluxe kitchen upgrade for enhanced layout and finishes. The great room opens directly to a covered patio o

Key facts

• Screened patio
• Open concept living
• Pantry storage

Tags

• OPEN CONCEPT LIVING
• CENTER ISLAND
• PANTRY STORAGE
• COVERED PATIO
• SCREENED PATIO
• WALK IN CLOSET

Property features AI

Finance

• Financial info: List price $291,900

Exterior

• Parking: 2 total parking spaces, including 2 garage spaces
• Home design: Single-family plan (Apollo II)
• Exterior features: Address: 2010 Allan Crest Rd, Blythewood, SC 29016

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Plan-based new construction (Apollo II plan); Living area of 2122

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $292k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-5 ($-66/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (12.8% below list).
• Recommended offer: $255k (12.8% 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.
• Market conditions: 650 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 32% 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 108 days — a 9% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Recommended offer $254,657 (12.8% 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 108 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 9.6

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-47,610
• Equity at exit: $43,523

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-41,750
• Equity at exit: $25,238

Cash invested: $81,732 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,547 medium
• Mortgage (P&I): −$1,531
• Tax est. 1.5%: −$365 /mo · $4,378/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-5

Break-even live

Break-even rent $2,553

Max offer price $291,109

Occupancy floor 95%

Sensitivity live

Price	-10% $196	-5% $95	+0% $-5	+5% $-106	+10% $-207
Rent	-10% $-207	-5% $-106	+0% $-5	+5% $95	+10% $196
Rate	-1.0pp $142	-0.5pp $69	base $-5	+0.5pp $-81	+1.0pp $-158

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: $72,975
• Closing costs: $8,757
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
948 Beaufort Farm Rd Blythewood, SC	3.0	2.5	1986	$2,200	$1.11	3d	1	0.22mi
227 Honey Hill Way Blythewood, SC	3.0	2.5	1689	$2,180	$1.29	3d	1	0.64mi
242 Honey Hill Way Blythewood, SC	4.0	2.5	1926	$2,750	$1.43	11d	1	0.66mi
232 Boulder Ridge Loop Blythewood, SC	4.0	2.5	1902	$2,299	$1.21	14d	1	0.88mi

Listing history 15 events

1. 2026-06-18
   days on market $291,900 Active 108 DOM
2. 2026-06-17
   days on market $291,900 Active 107 DOM
3. 2026-06-16
   days on market $291,900 Active 106 DOM
4. 2026-06-15
   days on market $291,900 Active 105 DOM
5. 2026-06-14
   days on market $291,900 Active 103 DOM
6. 2026-06-13
   days on market $291,900 Active 102 DOM
7. 2026-06-10
   days on market $291,900 Active 100 DOM
8. 2026-06-09
   days on market $291,900 Active 99 DOM
9. 2026-06-08
   days on market $291,900 Active 98 DOM
10. 2026-06-07
    days on market $291,900 Active 97 DOM
11. 2026-06-05
    days on market $291,900 Active 94 DOM
12. 2026-06-03
    days on market $291,900 Active 93 DOM
13. 2026-06-03
    days on market $291,900 Active 92 DOM
14. 2026-06-01
    days on market $291,900 Active 91 DOM
15. 2026-05-31
    days on market $291,900 Active 90 DOM

ⓘ 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: $30,559
• − Mortgage interest: −$16,351
• − Property taxes: −$4,378
• − Insurance: −$1,460
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − Depreciation: −$8,492
• Taxable loss: −$5,011
• Est. tax savings @ 24.0%: +$1,203
• After-tax cash flow: $1,137/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

The home is in good condition with a good exterior and interior. A fresh coat of paint and landscaping improvements would significantly enhance its resale and rental value.

Value-add opportunities

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value of the home.
• Both Landscaping improvements — Enhancing the landscaping can improve both the resale and rental value by making the home more attractive.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value of the home. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve both the resale and rental value by making the home more attractive. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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