462 N High Duck Trl · Blythewood, SC 29016

$263,500

4 bd · 3.0 ba · 1,812 sqft · SingleFamily public records · 56 Days on market

Built 2023 Good condition 5,662 sqft lot $34/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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• 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

Welcome to this beautifully maintained, like-new home built in 2023, perfectly positioned at the end of the street for added privacy and peaceful surroundings. Situated next to open green space, this property has a rare combination of space, comfort, and convenience. Step inside to an inviting open-concept layout featuring a spacious kitchen with granite countertops, a large island with bar seating, and seamless flow into the dining and living areas—perfect for entertaining or everyday living. The home has 4 bedrooms, including a uniquely designed upstairs bedroom that is set apart from the others, making it ideal for a private guest suite, home office, or flex space. The owner’

Key facts

• Community amenities
• Spacious kitchen
• Large island

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• LARGE ISLAND
• COMMUNITY AMENITIES
• NEIGHBORHOOD POOL

Property features AI

Finance

• HOA & community: Has association; Association maintains common areas, playground, and pool

Exterior

• Parking: Attached garage with 2 garage spaces (main level entry)
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access; Community pool

Interior

• Kitchen: Smooth surface range
• Bedrooms: Master bedroom on second level; Bedrooms 2–4 on second level
• Bathrooms: Two full bathrooms; One half bathroom; One partial bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth surface range; Laundry in closet; Central heating and central cooling
• Laundry & utility: Laundry located in a closet

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $264k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $264k).
• Recommended offer: $256k (3.0% 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: Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL) — zoned schools at 39% FRL track the district average.
• 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 34% 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 56 days — a 3% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $255,595 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.1

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-17,067
• Equity at exit: $39,289

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $18,107
• Equity at exit: $22,783

Cash invested: $73,780 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,704 high
• Mortgage (P&I): −$1,382
• Tax from tax record: −$208 /mo · $2,498/yr
• Insurance: −$110
• HOA: −$34
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $403

Break-even live

Break-even rent $2,195

Max offer price $263,500

Occupancy floor 80%

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: $65,875
• Closing costs: $7,905
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
463 N High Duck Trl Blythewood, SC	3.0	2.5	1604	$2,200	$1.37	3d	1	0.03mi
620 Stono DR Blythewood, SC	5.0	3.0	2334	$2,350	$1.01	14d	1	0.17mi
25 Oak Lake Ct Blythewood, SC	4.0	2.0	2050	$2,050	$1.00	23d	1	0.56mi
2 Knot Ct Blythewood, SC	4.0	2.5	2004	$2,250	$1.12	23d	1	0.58mi
254 Boulder Ridge Loop Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	3d	1	0.82mi
232 Boulder Ridge Loop Blythewood, SC	4.0	2.5	1902	$2,299	$1.21	14d	1	0.83mi
18 Iron Horse Ct Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	2d	1	0.92mi
242 Honey Hill Way Blythewood, SC	4.0	2.5	1926	$2,750	$1.43	11d	1	1.07mi
227 Honey Hill Way Blythewood, SC	3.0	2.5	1689	$2,180	$1.29	2d	1	1.11mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 19 events

1. 2026-06-18
   days on market $263,500 Active 56 DOM
2. 2026-06-17
   days on market $263,500 Active 55 DOM
3. 2026-06-16
   days on market $263,500 Active 54 DOM
4. 2026-06-15
   days on market $263,500 Active 53 DOM
5. 2026-06-14
   days on market $263,500 Active 51 DOM
6. 2026-06-13
   days on market $263,500 Active 50 DOM
7. 2026-06-10
   statusdays on market $263,500 Active 48 DOM
8. 2026-06-09
   days on market $263,500 Active - Contingent 47 DOM
9. 2026-06-08
   days on market $263,500 Active - Contingent 46 DOM
10. 2026-06-07
    days on market $263,500 Active - Contingent 45 DOM
11. 2026-06-05
    statusdays on market $263,500 Active - Contingent 42 DOM
12. 2026-06-03
    days on market $263,500 Active 41 DOM
13. 2026-06-03
    days on market $263,500 Active 40 DOM
14. 2026-06-01
    days on market $263,500 Active 39 DOM
15. 2026-05-31
    days on market $263,500 Active 38 DOM
16. 2026-05-20
    price $263,500
17. 2026-04-23
    listed $268,500 Active
18. 2023-02-01
    listed $254,900 Active
19. 2023-01-30
    listed $254,100 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: $2,498 · $208/mo
• Projected year-2 tax: $2,498 · $208/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,452
• − Mortgage interest: −$14,760
• − Property taxes: −$2,498
• − Insurance: −$1,318
• − Repairs & maintenance: −$2,596
• − Management: −$2,596
• − HOA: −$408
• − Depreciation: −$7,665
• Taxable income: $610
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $4,685/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 · 1 photo

Good 80/100 Cosmetic rehab

This 2023-built single-family home is in excellent condition with a good condition score of 80. It is move-in ready with minimal cosmetic updates needed to enhance its resale value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Resale Paint interior trim — Enhances interior appearance
• Resale Replace countertops — Granite countertops are durable but can be replaced for a fresh look

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Resale Paint interior trim — Enhances interior appearance ↑
• Resale Replace countertops — Granite countertops are durable but can be replaced for a fresh look ↑

ⓘ 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

+3.7% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $263,500 Consolidated MLS
• 2026-04-23 Listed $268,500 Consolidated MLS
• 2023-02-01 Listed $254,900 Consolidated MLS
• 2023-01-30 Listed $254,100 Consolidated MLS

Property tax history

+150.2%/yr

Latest (2025): $2,498 · +3.6% YoY. Source: county tax records.