738 Pebblebranch Ln · Blythewood, SC 29016

$237,000

3 bd · 3.0 ba · 1,891 sqft · SingleFamily public records · 115 Days on market

Built 2018 4,791 sqft lot Est $293k · 19% under $33/mo HOA · 1% of rent

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.0/10.0
• 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

Welcome to 738 Pebblebranch Ln, a home that exudes elegance and comfort. The kitchen is a chef's dream, boasting all stainless steel appliances that add a sleek, modern touch. The primary bedroom is a sanctuary, featuring a spacious walk-in closet that provides ample storage. The primary bathroom is a haven of relaxation, complete with double sinks for added convenience. Step outside to a charming patio, perfect for enjoying a morning coffee or an evening read. The fenced-in backyard provides a space for leisure activities. This home is a perfect blend of style and functionality, waiting for you to make it your own. . Included 100-Day Home Warranty with buyer activation Disclaimer: CMLS ha

Key facts

• Double sinks
• Walk-in closet
• Fenced-in backyard

Tags

• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• DOUBLE SINKS
• CHARMING PATIO
• FENCED-IN BACKYARD

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer; Public water
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl and other exterior finish; Paved road access; Public water

Interior

• Bedrooms: Master bedroom on the second level
• Bathrooms: Two full bathrooms; One half bathroom; One additional full second bath
• Heating & cooling: Central cooling; Gas heating on the first level
• Interior features: Central cooling; Gas heating on the first level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $237k).
• Recommended offer: $216k (9.0% 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: Muller Road Middle (math 39% / reading 58%, grade D, #193 of 597 statewide, top 33%, 1,246 students, 46% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 56% FRL vs 38% district-wide (18 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: 657 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

• It's been on market 115 days — a 9% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

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 $215,670 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.10% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.66%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $293,105
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
293 Hawkins Creek Rd	0.16mi	4/2.5 (+1)	2,090 (+10%)	5mo	$250,000	$120	64
104 Potters View Rd	0.14mi	3/2.0	1,679 (-11%)	13mo	$260,000	$155	60

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-4,409
• Equity at exit: $35,337

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $39,839
• Equity at exit: $20,491

Cash invested: $66,360 (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: 657
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,597 medium
• Mortgage (P&I): −$1,243
• Tax from tax record: −$142 /mo · $1,710/yr
• Insurance: −$99
• HOA: −$33
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $534

Break-even live

Break-even rent $1,920

Max offer price $237,000

Occupancy floor 74%

Sensitivity live

Price	-10% $668	-5% $601	+0% $534	+5% $467	+10% $400
Rent	-10% $329	-5% $432	+0% $534	+5% $637	+10% $739
Rate	-1.0pp $654	-0.5pp $595	base $534	+0.5pp $473	+1.0pp $410

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: $59,250
• Closing costs: $7,110
• 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	25d	1	0.52mi
312 Joshua Tree Ct Blythewood, SC	3.0	2.5	1731	$1,945	$1.12	25d	1	0.64mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 22 events

1. 2026-06-22
   days on market $237,000 Active 115 DOM
2. 2026-06-18
   days on market $237,000 Active 112 DOM
3. 2026-06-17
   days on market $237,000 Active 111 DOM
4. 2026-06-16
   days on market $237,000 Active 110 DOM
5. 2026-06-15
   days on market $237,000 Active 109 DOM
6. 2026-06-14
   days on market $237,000 Active 107 DOM
7. 2026-06-13
   days on market $237,000 Active 106 DOM
8. 2026-06-10
   days on market $237,000 Active 104 DOM
9. 2026-06-09
   days on market $237,000 Active 103 DOM
10. 2026-06-08
    days on market $237,000 Active 102 DOM
11. 2026-06-07
    days on market $237,000 Active 101 DOM
12. 2026-06-05
    pricedays on market $237,000 Active 98 DOM
13. 2026-06-03
    days on market $241,000 Active 97 DOM
14. 2026-06-03
    days on market $241,000 Active 96 DOM
15. 2026-06-01
    days on market $241,000 Active 95 DOM
16. 2026-05-31
    days on market $241,000 Active 94 DOM
17. 2026-04-23
    price $241,000
18. 2026-04-02
    price $245,000
19. 2026-03-12
    price $250,000
20. 2026-02-26
    listed $255,000 Active
21. 2026-02-06
    soldstatus $229,300
22. 2017-08-24
    soldstatus $60,000

ⓘ 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: $1,710 · $142/mo
• Projected year-2 tax: $1,710 · $142/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 3/10 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: $31,161
• − Mortgage interest: −$13,276
• − Property taxes: −$1,710
• − Insurance: −$1,185
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − HOA: −$396
• − Depreciation: −$6,895
• Taxable income: $2,714
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $5,760/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

+301.7% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $241,000 Consolidated MLS
• 2026-04-02 Price Changed $245,000 Consolidated MLS
• 2026-03-12 Price Changed $250,000 Consolidated MLS
• 2026-02-26 Listed $255,000 Consolidated MLS
• 2026-02-06 Sold (Public Records) $229,300 Public Records
• 2017-08-24 Sold (Public Records) $60,000 Public Records

Property tax history

+39.2%/yr

Latest (2025): $1,710 · +3.6% YoY. Source: county tax records.