2196 Lofton Rd · Blythewood, SC 29016

$267,990

3 bd · 2.0 ba · 1,510 sqft · SingleFamily · 186 Days on market

Built 2025 6,098 sqft lot $127/mo HOA · 5% of rent ↓ 13% since listing

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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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• DSCR +3.7/10.0
• 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

Available now! This beautifully designed one-level ranch welcomes you with a wide inviting foyer and charming covered front porch. Modern finishes include crisp white soft close cabinetry, quartz countertops, tiled backsplash, modern black fixtures, and luxury vinyl plank flooring throughout the main living areas. The open-concept layout is ideal for everyday living and entertaining. Enjoy a covered lanai, private backyard with no rear neighbors, and full front and backyard irrigation. A spacious two-car garage adds convenience and storage. Located in Grand Arbor by Pulte Homes, residents enjoy a 12-acre lake, walking and golf cart trails, open green space, playground, pickleball and basket

Key facts

• Quartz countertops
• White cabinets
• Open layout

Tags

• OPEN LAYOUT
• LUXURY VINYL PLANK FLOORING
• WHITE CABINETS
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-40 ($-481/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (8.4% below list).
• Recommended offer: $236k (12.0% 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: Lake Carolina Elementary Lower Campus (494 students, 49% FRL); Blythewood Middle (math 40% / reading 57%, grade C-, #40 of 229 statewide, top 18%, 796 students, 46% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• Zoned-school proficiency averages 65% at this address vs 41% district-wide (+24 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 31% 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 186 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $42k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $235,831 (12.0% 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 186 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.92% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 9.1

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-45,865
• Equity at exit: $39,958

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-42,759
• Equity at exit: $23,171

Cash invested: $75,037 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,454 medium
• Mortgage (P&I): −$1,405
• Tax est. 1.5%: −$335 /mo · $4,020/yr
• Insurance: −$112
• HOA: −$127
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-40

Break-even live

Break-even rent $2,505

Max offer price $262,188

Occupancy floor 97%

Sensitivity live

Price	-10% $145	-5% $53	+0% $-40	+5% $-133	+10% $-225
Rent	-10% $-234	-5% $-137	+0% $-40	+5% $57	+10% $154
Rate	-1.0pp $95	-0.5pp $28	base $-40	+0.5pp $-110	+1.0pp $-180

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: $66,998
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Fox Glen Dr Blythewood, SC	4.0	2.0	1766	$2,245	$1.27	25d	1	0.57mi
5324 Hard Scrabble Rd Blythewood, SC	1.0–2.0	1.0–2.0	992	$1,915	$1.93	4d	59	1.04mi
223 Sunny Hill DR Blythewood, SC	3.0	3.5	1892	$2,495	$1.32	4d	1	1.06mi
20 Helton Dr Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,899	$1.63	4d	38	1.16mi

HOA detail

• Monthly dues: $127 · $1,524/yr

Listing history 15 events

1. 2026-03-17
   status Pending
2. 2026-03-04
   price $267,990
3. 2026-01-16
   price $270,965
4. 2026-01-13
   price $278,965
5. 2026-01-05
   status Active
6. 2025-12-30
   status Pending
7. 2025-12-28
   price $270,965
8. 2025-12-26
   status Active
9. 2025-12-19
   status Pending
10. 2025-12-04
    price $278,965
11. 2025-11-20
    price $279,865
12. 2025-10-22
    price $285,865
13. 2025-09-24
    price $289,840
14. 2025-09-18
    price $306,690
15. 2025-08-30
    listed $309,715 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: $29,452
• − Mortgage interest: −$15,012
• − Property taxes: −$4,020
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − HOA: −$1,524
• − Depreciation: −$7,796
• Taxable loss: −$4,952
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $707/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

-13.5% since first listed

15 events — show timeline

• 2026-03-17 Pending — Consolidated MLS
• 2026-03-04 Price Changed $267,990 Consolidated MLS
• 2026-01-16 Price Changed $270,965 Consolidated MLS
• 2026-01-13 Price Changed $278,965 Consolidated MLS
• 2026-01-05 Relisted — Consolidated MLS
• 2025-12-30 Pending — Consolidated MLS
• 2025-12-28 Price Changed $270,965 Consolidated MLS
• 2025-12-26 Relisted — Consolidated MLS
• 2025-12-19 Pending — Consolidated MLS
• 2025-12-04 Price Changed $278,965 Consolidated MLS
• 2025-11-20 Price Changed $279,865 Consolidated MLS
• 2025-10-22 Price Changed $285,865 Consolidated MLS
• 2025-09-24 Price Changed $289,840 Consolidated MLS
• 2025-09-18 Price Changed $306,690 Consolidated MLS
• 2025-08-30 Listed $309,715 Consolidated MLS