217 Sunny Hill Dr · Blythewood, SC 29016

$222,500

3 bd · 2.5 ba · 1,562 sqft · Townhouse · 83 Days on market

Built 2024 Good condition 3,049 sqft lot $133/mo HOA · 5% of rent ↓ 6% 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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.9/10.0
• 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

Great investment opportunity for anyone looking for a property to rent with a tenant already in place! This Anderson floor plan townhouse was built in 2024. The kitchen has white shaker cabinets, quartz countertops, white tiled backsplash, stainless steel Whirlpool appliances with side-by-side fridge, dishwasher, built in microwave above stove, and gas stove cooking. Recessed can lighting as well as modern pendant lights in kitchen area. Flooring in Mohawk rev wood laminate on main level and carpet on 2nd floor. Tile flooring in laundry room and full baths. 9ft smooth ceilings on first level. Comfort height vanities in bathroom with quartz countertops. Double wide convenient parking drivewa

Key facts

• Gas stove cooking
• Quartz countertops
• $133 HOA

Tags

• WHITE SHAKER CABINETS
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS STOVE COOKING
• RECESSED CAN LIGHTING
• MODERN PENDANT LIGHTS

Property features AI

Finance

• Other: Community pool
• HOA & community: Homeowners association membership; Association covers backyard and front yard maintenance, common area maintenance, pool, and pest control

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public sewer; Public water
• Home design: Two-story property
• Construction: Slab foundation
• Exterior features: Uncovered back porch; Stone and vinyl exterior finish; Gravel road access; Public water

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Microwave above stove; Free-standing gas range; Laminate kitchen flooring
• Bedrooms: Primary bedroom with private bath, walk-in closet, and ceiling fan (second floor); Bedroom 2 with private closet and carpeted floors (second floor); Bedroom 3 with private closet and carpeted floors (second floor)
• Flooring: Laminate floors in living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Two secondary full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fans throughout; Garage opener; Smoke detector; Attic with pull-down access; Island in kitchen; Kitchen backsplash (tiled); Recessed lights in kitchen; Quartz countertops
• Laundry & utility: Laundry in closet (second floor); Heated laundry space; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $222k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $222k).
• Recommended offer: $209k (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: Lake Carolina Elementary Lower Campus (494 students, 49% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• Zoned-school proficiency averages 82% at this address vs 41% district-wide (+41 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $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 83 days — a 6% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $209,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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: 1.09% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 7.7

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-20,402
• Equity at exit: $33,175

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,718
• Equity at exit: $19,238

Cash invested: $62,300 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$1,167
• Tax est. 1.5%: −$278 /mo · $3,338/yr
• Insurance: −$93
• HOA: −$133
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $244

Break-even live

Break-even rent $2,115

Max offer price $222,500

Occupancy floor 85%

Sensitivity live

Price	-10% $398	-5% $321	+0% $244	+5% $167	+10% $90
Rent	-10% $52	-5% $148	+0% $244	+5% $340	+10% $435
Rate	-1.0pp $356	-0.5pp $300	base $244	+0.5pp $186	+1.0pp $128

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: $55,625
• Closing costs: $6,675
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Sunny Hill DR Blythewood, SC	3.0	3.5	1892	$2,495	$1.32	3d	1	0.01mi
5324 Hard Scrabble Rd Blythewood, SC	1.0–2.0	1.0–2.0	992	$1,915	$1.93	3d	59	0.06mi
20 Helton Dr Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,899	$1.63	3d	38	0.23mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	24d	1	0.60mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	15d	1	0.60mi
225 Lawson Dr Columbia, SC	2.0	2.0	1288	$1,580	$1.23	24d	1	1.17mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	3d	1	1.46mi

HOA detail

• Monthly dues: $133 · $1,596/yr
• Likely covers: gaspool

Listing history 25 events

1. 2026-06-18
   days on market $222,500 Active 83 DOM
2. 2026-06-17
   days on market $222,500 Active 82 DOM
3. 2026-06-16
   days on market $222,500 Active 81 DOM
4. 2026-06-15
   days on market $222,500 Active 80 DOM
5. 2026-06-14
   days on market $222,500 Active 78 DOM
6. 2026-06-13
   days on market $222,500 Active 77 DOM
7. 2026-06-10
   days on market $222,500 Active 75 DOM
8. 2026-06-09
   days on market $222,500 Active 74 DOM
9. 2026-06-08
   days on market $222,500 Active 73 DOM
10. 2026-06-07
    days on market $222,500 Active 72 DOM
11. 2026-06-05
    days on market $222,500 Active 69 DOM
12. 2026-06-03
    days on market $222,500 Active 68 DOM
13. 2026-06-03
    days on market $222,500 Active 67 DOM
14. 2026-06-01
    days on market $222,500 Active 66 DOM
15. 2026-05-31
    days on market $222,500 Active 65 DOM
16. 2026-04-17
    price $222,500
17. 2026-03-27
    listed $225,000 Active
18. 2024-11-08
    status Pending
19. 2024-10-29
    price $224,900
20. 2024-10-28
    listed $229,900 Active
21. 2024-10-12
    price $224,900
22. 2024-09-17
    status Active
23. 2024-09-11
    status Pending
24. 2024-09-01
    price $229,900
25. 2024-08-19
    listed $235,900 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: $29,082
• − Mortgage interest: −$12,463
• − Property taxes: −$3,338
• − Insurance: −$1,112
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − HOA: −$1,596
• − Depreciation: −$6,473
• Taxable loss: −$554
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $3,060/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 well-maintained townhouse is move-in ready with a fresh paint job and landscaping improvements that would further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Upgrading light fixtures — Modernizes the space and improves energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Upgrading light fixtures — Modernizes the space and improves energy efficiency. ↑

ⓘ 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

-5.7% since first listed

10 events — show timeline

• 2026-04-17 Price Changed $222,500 Consolidated MLS
• 2026-03-27 Listed $225,000 Consolidated MLS
• 2024-11-08 Pending — Consolidated MLS
• 2024-10-29 Price Changed $224,900 Consolidated MLS
• 2024-10-28 Listed $229,900 Consolidated MLS
• 2024-10-12 Price Changed $224,900 Consolidated MLS
• 2024-09-17 Relisted — Consolidated MLS
• 2024-09-11 Pending — Consolidated MLS
• 2024-09-01 Price Changed $229,900 Consolidated MLS
• 2024-08-19 Listed $235,900 Consolidated MLS