430 Leathertree Ln · Blythewood, SC 29016

$379,990

5 bd · 3.5 ba · 2,713 sqft · SingleFamily · 62 Days on market

Built 2026 Good condition 6,098 sqft lot $41/mo HOA · 1% of rent ↓ 4% since listing

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Elle at 430 Leathertree Lane, a beautiful new construction home in Blythewood, SC! This home features durable Hardie Plank siding, partial brick exterior, and a covered front and back patios! Inside, the floorplan features 5 bedrooms and 3.5 bathrooms, with the primary suite on the first floor. The primary suite includes a generous primary bathroom and spacious walk-in closet. The kitchen boasts a large floating island with room for seating and opens to the casual dining area and open family room. The kitchen also comes finished with white quartz countertops, tile backsplash, and gray shaker-style cabinetry (although white is pictured). There is also a wonderful flex space on

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• HOA & community: Homeowners association present; Association maintains common areas and green spaces

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Slab foundation
• Construction: Partial brick exterior; Fiber cement (Hardie) siding; Slab foundation
• Exterior features: Covered front porch; Covered back porch; Paved road access; Partial brick above foundation and fiber cement (Hardie) siding

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Painted cabinets; Quartz countertops; Microwave above stove; Dishwasher; Gas free-standing range; Luxury vinyl plank flooring in kitchen
• Bedrooms: Main-level master bedroom with walk-in closet and private bath; Second-floor bedrooms with carpeted floors and closets (several with walk-in closets)
• Flooring: Luxury vinyl plank flooring in living areas and kitchen; Carpet in bedrooms
• Bathrooms: Three full bathrooms; One partial/half bathroom; Main level: one full bath and one half bath; Second level: two full baths
• Heating & cooling: Central cooling; Gas heating on both first and second levels
• Interior features: Garage opener; Pull-down attic access; Garden tub in master bath; Separate shower in master bath; Double vanity in master bath; Private baths; Closets in bedrooms (including walk-in closets)
• Laundry & utility: Washer/dryer located on second level; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $357k (6.0% 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: 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).
• At $3,812/mo this rent would consume 48% of the median local household income ($95k/yr) (locally 559% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 62 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.

Recommended offer $357,190 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 8.3

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-39,553
• Equity at exit: $56,658

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-5,857
• Equity at exit: $32,855

Cash invested: $106,397 (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: 8.3×

Monthly cashflow live

• Estimated rent: $3,812 medium
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$41
• Vacancy / Maint / Mgmt: −$801
• Net cashflow: $344

Break-even live

Break-even rent $3,376

Max offer price $379,990

Occupancy floor 86%

Sensitivity live

Price	-10% $607	-5% $476	+0% $344	+5% $213	+10% $82
Rent	-10% $43	-5% $194	+0% $344	+5% $495	+10% $646
Rate	-1.0pp $536	-0.5pp $441	base $344	+0.5pp $246	+1.0pp $146

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: $94,998
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
563 Roseridge Dr Blythewood, SC	5.0	3.0	2555	$3,619	$1.42	3d	1	0.51mi
434 Rocky Bark Ln Blythewood, SC	5.0	2.5	3200	$3,200	$1.00	3d	1	1.10mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 17 events

1. 2026-06-18
   days on market $379,990 Active 62 DOM
2. 2026-06-17
   days on market $379,990 Active 61 DOM
3. 2026-06-16
   days on market $379,990 Active 60 DOM
4. 2026-06-15
   days on market $379,990 Active 59 DOM
5. 2026-06-14
   days on market $379,990 Active 57 DOM
6. 2026-06-13
   days on market $379,990 Active 56 DOM
7. 2026-06-10
   days on market $379,990 Active 54 DOM
8. 2026-06-09
   days on market $379,990 Active 53 DOM
9. 2026-06-08
   days on market $379,990 Active 52 DOM
10. 2026-06-07
    days on market $379,990 Active 51 DOM
11. 2026-06-05
    days on market $379,990 Active 48 DOM
12. 2026-06-03
    days on market $379,990 Active 47 DOM
13. 2026-06-03
    days on market $379,990 Active 46 DOM
14. 2026-06-01
    days on market $379,990 Active 45 DOM
15. 2026-05-31
    days on market $379,990 Active 44 DOM
16. 2026-05-18
    price $385,400
17. 2026-04-17
    listed $402,780 Active

ⓘ 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: $45,744
• − Mortgage interest: −$21,285
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,660
• − Management: −$3,660
• − HOA: −$492
• − Depreciation: −$11,054
• Taxable loss: −$2,006
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $4,615/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 · 12 photos

Good 80/100 None rehab

This beautiful new construction home in Blythewood, SC is in excellent condition with no visible repairs needed. It features durable Hardie Plank siding, hardwood floors, and a spacious layout with 5 bedrooms and 3.5 bathrooms. The kitchen and bathrooms have good finishes, and the home has a good curb appeal. The home is move-in ready and would benefit from some minor updates to enhance its resale value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Resale Install new flooring in bathrooms — New flooring can improve the look and feel of the bathrooms
• Resale Add decorative elements to the kitchen island — Decorative elements can make the kitchen island more functional and visually appealing

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale Install new flooring in bathrooms — New flooring can improve the look and feel of the bathrooms ↑
• Resale Add decorative elements to the kitchen island — Decorative elements can make the kitchen island more functional and visually appealing ↑

ⓘ 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

Price history

-4.3% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $385,400 Consolidated MLS
• 2026-04-17 Listed $402,780 Consolidated MLS