169 Crimson Queen Dr · Blythewood, SC 29016

$300,000

4 bd · 2.0 ba · 1,756 sqft · SingleFamily public records · 19 Days on market

Built 2018 10,018 sqft lot $158/mo HOA · 5% 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Looking for one-story living? Here’s your chance! The popular Camden floor plan offers 4 bedrooms and 2 full baths with plenty of space for comfortable, easy living. The thoughtful split-bedroom design provides added privacy for everyone. The kitchen is beautifully appointed with granite countertops, stainless steel appliances, gas cooktop, large island with additional seating, and ample workspace for cooking and entertaining. The open-concept layout seamlessly connects the kitchen, dining area, and great room, creating the perfect gathering space for family and friends. Enjoy relaxing on the covered back porch overlooking the fully irrigated yard, while the green buffer on one side o

Key facts

• Gas cooktop
• One-story living
• Large island

Tags

• ONE-STORY LIVING
• SPLIT-BEDROOM DESIGN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS COOKTOP
• LARGE ISLAND

Property features AI

Finance

• Other: Located in a community with recreation facilities and tennis courts
• HOA & community: Homeowners association present; Association amenities include common area maintenance, clubhouse, green areas, playground, pool, road maintenance, street light maintenance, sidewalk maintenance, security, and tennis courts; Located in a gated golf and recreation community with sidewalks and tennis courts

Exterior

• Parking: Attached 2-car garage; Four total parking spaces
• Security: Gated community with community security
• Utilities: Public water; Public sewer; Thermopane energy-efficient windows
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Automatic sprinkler system; Full gutter system; Covered front porch; Covered back porch; Fiber cement (Hardy Plank) exterior finish; Private maintenance paved road

Interior

• Kitchen: Kitchen on main with island; Pantry; Granite countertops; Stained wood cabinets; Backsplash; Recessed lighting; Engineered hardwood floors
• Bedrooms: Master bedroom on main with double vanity, garden tub, private bath, separate shower, walk-in closet, vaulted/high ceilings, ceiling fan, private closet and separate water closet; carpeted floors; Bedroom 2 on main with shared bath, private closet; carpeted floors; Bedroom 3 on main with shared bath, private closet; carpeted floors; Bedroom 4 on main with shared bath, private closet; carpeted floors
• Flooring: Carpet in bedrooms and formal areas; Engineered hardwood in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (Gas pack); Central cooling (Gas pack)
• Interior features: Ceiling fans; Garage door opener; Smoke detector; Disposal; Dishwasher; Gas water heater; Microwave above stove; Refrigerator; Free-standing gas range
• Laundry & utility: Main-level laundry in heated utility room with electric hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $296k (1.5% 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).
• This rent runs 43% 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 19 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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, 59% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,500 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 7.3

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-5,596
• Equity at exit: $44,731

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $50,602
• Equity at exit: $25,939

Cash invested: $84,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,434 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$181 /mo · $2,177/yr
• Insurance: −$125
• HOA: −$158
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $675

Break-even live

Break-even rent $2,579

Max offer price $300,000

Occupancy floor 75%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Bluebottle Ct Blythewood, SC	4.0	3.0	2600	$2,895	$1.11	11d	1	0.76mi
311 Derrick Ln Blythewood, SC	3.0	3.0	2218	$3,500	$1.58	2d	1	1.03mi

HOA detail

• Monthly dues: $158 · $1,896/yr
• Likely covers: gassecurity

Listing history 14 events

1. 2026-06-18
   days on market $300,000 Active 19 DOM
2. 2026-06-17
   days on market $300,000 Active 18 DOM
3. 2026-06-16
   days on market $300,000 Active 17 DOM
4. 2026-06-15
   days on market $300,000 Active 16 DOM
5. 2026-06-14
   days on market $300,000 Active 14 DOM
6. 2026-06-13
   days on market $300,000 Active 13 DOM
7. 2026-06-10
   days on market $300,000 Active 11 DOM
8. 2026-06-09
   days on market $300,000 Active 10 DOM
9. 2026-06-08
   days on market $300,000 Active 9 DOM
10. 2026-06-07
    days on market $300,000 Active 8 DOM
11. 2026-06-05
    days on market $300,000 Active 5 DOM
12. 2026-06-03
    days on market $300,000 Active 4 DOM
13. 2026-06-03
    days on market $300,000 Active 3 DOM
14. 2026-06-01
    days on market $300,000 Active 2 DOM

ⓘ 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: $2,177 · $181/mo
• Projected year-2 tax: $2,177 · $181/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $41,204
• − Mortgage interest: −$16,805
• − Property taxes: −$2,177
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,296
• − Management: −$3,296
• − HOA: −$1,896
• − Depreciation: −$8,727
• Taxable income: $3,506
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $7,258/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

• Census place: Blythewood, SC
• 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

+45.6% since first listed

5 events — show timeline

• 2026-05-30 Listed $300,000 Consolidated MLS
• 2019-03-02 Delisted — Consolidated MLS
• 2019-02-27 Price Changed $199,980 Consolidated MLS
• 2019-01-12 Price Changed $199,990 Consolidated MLS
• 2018-11-13 Listed $206,000 Consolidated MLS

Property tax history

+23.2%/yr

Latest (2025): $2,177 · +3.6% YoY. Source: county tax records.