3089 Gedney Cir · Blythewood, SC 29016

$269,900

3 bd · 3.0 ba · 1,852 sqft · SingleFamily public records · 69 Days on market

Built 2020 3,920 sqft lot Est $287k · 6% under $29/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 +19.2/30.0
• ARV discount +10.2/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• 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

Open house Monday 6/8 2:30pm-4:30pm. Price Improvement! Don't miss this one! Looking for a home that gives you everyday convenience with a touch of privacy? This one delivers. Located in Blythewood Crossing and backing to a wooded common area, this 3-bedroom, 2.5-bath home offers a great blend of neighborhood living and a more peaceful backyard setting. The open layout on the main level makes everyday living easy and great for entertaining, with luxury vinyl plank floors, a cozy gas fireplace, and a kitchen that really is the heart of the home—complete with granite countertops, a large island, pantry, and an upgraded gas stove—perfect for anyone who loves to cook and gather. Ups

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 2020

Property features AI

Finance

• HOA & community: Homeowners association present; association fees cover common area maintenance

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Energy features: other (see remarks)
• Home design: Two-story single-family home; Partial brick above foundation with vinyl siding; Slab foundation
• Construction: Partial brick and vinyl exterior; Slab foundation
• Exterior features: Covered front porch; Deck; Rear privacy wood fence; Sprinkler system; Paved road access

Interior

• Kitchen: Island; Pantry; Granite countertops; Stained wood cabinets; Recessed lighting; Luxury vinyl plank flooring; Free-standing gas range; Microwave above stove; Dishwasher; Disposal; Refrigerator
• Bedrooms: Master bedroom (second floor) with private bath, separate shower, garden tub, double vanity, walk-in closet, balcony/deck; carpeted; Bedroom 2 (second floor) with private closet, shared bath; carpeted; Bedroom 3 (second floor) with private closet, shared bath; carpeted; Loft (second floor)
• Flooring: Carpet in bedrooms; Luxury vinyl plank in kitchen and great room
• Bathrooms: Two full bathrooms; One half bathroom; Two second full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans throughout; Smoke detector; Attic access; Fireplace with natural gas log
• Laundry & utility: Washer and dryer included; Laundry closet on second floor; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (3.8% below list).
• Recommended offer: $254k (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: 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; 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 $8k 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 69 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $253,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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: 0.96% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $287,060
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Potters View Rd	0.21mi	3/2.0	1,679 (-9%)	13mo	$260,000	$155	60
293 Hawkins Creek Rd	0.45mi	4/2.5 (+1)	2,090 (+13%)	5mo	$250,000	$120	47

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-25,316
• Equity at exit: $40,243

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,603
• Equity at exit: $23,336

Cash invested: $75,572 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,595 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$204 /mo · $2,448/yr
• Insurance: −$112
• HOA: −$29
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $290

Break-even live

Break-even rent $2,229

Max offer price $269,900

Occupancy floor 84%

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: $67,475
• Closing costs: $8,097
• 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	23d	1	0.59mi
312 Joshua Tree Ct Blythewood, SC	3.0	2.5	1731	$1,945	$1.12	23d	1	0.69mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: gas

Listing history 24 events

1. 2026-06-18
   days on market $269,900 Active 69 DOM
2. 2026-06-17
   days on market $269,900 Active 68 DOM
3. 2026-06-16
   days on market $269,900 Active 67 DOM
4. 2026-06-15
   days on market $269,900 Active 66 DOM
5. 2026-06-14
   days on market $269,900 Active 64 DOM
6. 2026-06-13
   days on market $269,900 Active 63 DOM
7. 2026-06-10
   days on market $269,900 Active 61 DOM
8. 2026-06-09
   days on market $269,900 Active 60 DOM
9. 2026-06-08
   remarks 687-char remark
10. 2026-06-08
    days on market $269,900 Active 59 DOM
11. 2026-06-07
    days on market $269,900 Active 58 DOM
12. 2026-06-05
    days on market $269,900 Active 55 DOM
13. 2026-06-03
    days on market $269,900 Active 54 DOM
14. 2026-06-03
    days on market $269,900 Active 53 DOM
15. 2026-06-01
    remarks 683-char remark
16. 2026-06-01
    days on market $269,900 Active 52 DOM
17. 2026-05-31
    days on market $269,900 Active 51 DOM
18. 2026-05-01
    price $275,000
19. 2026-04-10
    listed $280,000 Active
20. 2022-06-04
    historical
21. 2022-06-02
    listed $251,000 Active
22. 2020-07-10
    historical
23. 2020-06-18
    price $199,600
24. 2020-05-11
    listed $197,130 Active

ⓘ 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: $2,448 · $204/mo
• Projected year-2 tax: $2,448 · $204/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 61% 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: $31,146
• − Mortgage interest: −$15,119
• − Property taxes: −$2,448
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − HOA: −$348
• − Depreciation: −$7,852
• Taxable loss: −$953
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $3,704/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

+39.5% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $275,000 Consolidated MLS
• 2026-04-10 Listed $280,000 Consolidated MLS
• 2022-06-04 Delisted — Consolidated MLS
• 2022-06-02 Listed $251,000 Consolidated MLS
• 2020-07-10 Delisted — Consolidated MLS
• 2020-06-18 Price Changed $199,600 Consolidated MLS
• 2020-05-11 Listed $197,130 Consolidated MLS

Property tax history

+35.0%/yr

Latest (2025): $2,448 · +3.6% YoY. Source: county tax records.