1308 Bear Creek Rd · Blythewood, SC 29016

$225,000

3 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 16 Days on market

Built 2002 1.00 ac lot

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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

Don’t miss this beautifully updated 4-bedroom, 3-bath manufactured home in the desirable Richland 2 School District. Set on a spacious 1-acre lot, it offers privacy, outdoor potential, and modern comfort. The open-concept layout includes new LVP flooring throughout, a spacious kitchen with a large island and walk-in pantry, and two separate living areas—one filled with natural light from a large bay window, and the other featuring a cozy fireplace perfect for relaxing evenings. Master bedroom with large private bath. Additional bedrooms add flexibility for family, guests, or a home office. NEW ROOF installed Nov. 2025. Located just minutes from top-rated schools, shops, and din

Key facts

• Spacious 1 acre lot
• Large island
• Large bay window

Tags

• SPACIOUS 1 ACRE LOT
• OPEN-CONCEPT LAYOUT
• LARGE ISLAND
• WALK-IN PANTRY
• TWO SEPARATE LIVING AREAS
• LARGE BAY WINDOW

Property features AI

Exterior

• Utilities: Well water; Septic sewer
• Home design: Single-story home; Crawlspace foundation
• Construction: Vinyl exterior; Crawlspace foundation
• Exterior features: Deck; Storage shed; Vinyl exterior finish; Rear wood privacy fence

Interior

• Kitchen: Island; Pantry; Formica countertops; Painted cabinets; Free-standing smooth-surface range; Dishwasher
• Bedrooms: Primary bedroom on main level with double vanity, garden tub, private bath and separate shower; luxury vinyl plank flooring; Bedrooms 2–4 on main level (Bedroom 2 and 3 share a Jack & Jill bath)
• Flooring: Luxury vinyl plank flooring in main living areas and primary bedroom
• Bathrooms: Three full bathrooms; Primary bathroom with double vanity, garden tub and separate shower; Jack & Jill bathroom serving two bedrooms
• Heating & cooling: Heat pump (serving first level); Central cooling
• Interior features: Ceiling fan(s); Fireplace (wood burning, 1); Sunken living area; Bay window; High ceilings (over 9 ft)
• Laundry & utility: Main-level laundry in a mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/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 $225k (0.2% below list).
• Recommended offer: $222k (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: Langford Elementary (math 39% / reading 43%, grade F, #276 of 597 statewide, top 48%, 609 students, 64% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• Zoned-school proficiency averages 62% at this address vs 41% district-wide (+20 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; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

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 16 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $75k; list at $225k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 8.3

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-8,982
• Equity at exit: $33,548

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $27,290
• Equity at exit: $19,454

Cash invested: $63,000 (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: 657
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,246 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $433

Break-even live

Break-even rent $1,698

Max offer price $225,000

Occupancy floor 76%

Sensitivity live

Price	-10% $560	-5% $497	+0% $433	+5% $369	+10% $306
Rent	-10% $256	-5% $344	+0% $433	+5% $522	+10% $610
Rate	-1.0pp $546	-0.5pp $490	base $433	+0.5pp $375	+1.0pp $315

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-22
   days on market $225,000 Active 16 DOM
2. 2026-06-18
   days on market $225,000 Active 13 DOM
3. 2026-06-17
   days on market $225,000 Active 12 DOM
4. 2026-06-16
   days on market $225,000 Active 11 DOM
5. 2026-06-15
   days on market $225,000 Active 10 DOM
6. 2026-06-14
   days on market $225,000 Active 8 DOM
7. 2026-06-13
   days on market $225,000 Active 7 DOM
8. 2026-06-10
   days on market $225,000 Active 5 DOM
9. 2026-06-09
   days on market $225,000 Active 4 DOM
10. 2026-06-08
    days on market $225,000 Active 3 DOM
11. 2026-06-07
    remarks 687-char remark
12. 2026-06-07
    listed $225,000 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: $813 · $68/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$470/yr (+$39/mo · 57.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $26,952
• − Mortgage interest: −$12,603
• − Property taxes: −$813
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − Depreciation: −$6,545
• Taxable income: $1,553
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $4,823/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

+200.0% since first listed

4 events — show timeline

• 2026-06-04 Listed $225,000 Consolidated MLS
• 2025-10-13 Price Changed $230,000 Consolidated MLS
• 2025-08-06 Listed $235,000 Consolidated MLS
• 2011-07-15 Sold (Public Records) $75,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $813 · +3.6% YoY. Source: county tax records.