917 N Sage Drop Rd · Blythewood, SC 29016

$260,000

3 bd · 3.0 ba · 1,690 sqft · SingleFamily public records · 57 Days on market

Built 2022 5,227 sqft lot Est $243k · 7% over $45/mo HOA · 2% of rent ↓ 4% 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 +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• ARV discount +4.4/15.0
• 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

Nearly new and move-in ready, this 2022-built gem in Blythewood's desirable The Falls neighborhood checks every box. The open kitchen dazzles with a large island, seating, and brand new appliances, while LVP flooring gives the main level a polished, modern feel. Three bedrooms, 2.5 baths, a great backyard, and easy access to neighborhood amenities — all in 1,690 square feet of like-new living. Come see it before it's gone. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Brand new appliances
• Large island
• Lvp flooring

Tags

• OPEN KITCHEN
• LARGE ISLAND
• BRAND NEW APPLIANCES
• LVP FLOORING
• GREAT BACKYARD

Property features AI

Finance

• HOA & community: Home is part of an association

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Approximately 0.12-acre lot

Interior

• Kitchen: Gas range
• Bedrooms: Master bedroom on the second floor
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom on the main level
• Interior features: Gas range; Central heating; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/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 $245k (5.6% below list).
• Recommended offer: $245k (5.6% below list) — sets the bar for 1% rule.

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: Round Top Elementary (math 59% / reading 65%, grade B, #73 of 597 statewide, top 12%, 673 students, 42% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 72% at this address vs 41% district-wide (+31 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 4d 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 57 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Recommended offer $245,334 (5.6% below list)

Questions for the listing agent

1. It's been on market 57 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. 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. 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?
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: 0.94% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $243,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1435 Sweet Gardenia Dr	0.52mi	3/2.5	1,776 (+5%)	7mo	$255,700	$144	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-24,840
• Equity at exit: $38,767

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $515
• Equity at exit: $22,480

Cash invested: $72,800 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,453 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$149 /mo · $1,790/yr
• Insurance: −$108
• HOA: −$45
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $272

Break-even live

Break-even rent $2,109

Max offer price $260,000

Occupancy floor 84%

Sensitivity live

Price	-10% $419	-5% $346	+0% $272	+5% $199	+10% $125
Rent	-10% $78	-5% $175	+0% $272	+5% $369	+10% $466
Rate	-1.0pp $403	-0.5pp $338	base $272	+0.5pp $205	+1.0pp $136

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: $65,000
• Closing costs: $7,800
• 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	0.11mi
5324 Hard Scrabble Rd Blythewood, SC	1.0–2.0	1.0–2.0	992	$1,915	$1.93	3d	59	0.17mi
20 Helton Dr Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,899	$1.63	3d	38	0.33mi
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	1.15mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	3d	1	1.48mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 5 events

1. 2026-05-19
   status Pending
2. 2026-05-05
   historical Active - Contingent
3. 2026-04-27
   price $260,000
4. 2026-04-08
   price $264,000
5. 2026-03-23
   listed $269,900 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: $1,790 · $149/mo
• Projected year-2 tax: $1,790 · $149/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: $29,440
• − Mortgage interest: −$14,564
• − Property taxes: −$1,790
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − HOA: −$540
• − Depreciation: −$7,564
• Taxable loss: −$1,028
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $3,513/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

-3.7% since first listed

5 events — show timeline

• 2026-05-19 Pending — Consolidated MLS
• 2026-05-05 Contingent — Consolidated MLS
• 2026-04-27 Price Changed $260,000 Consolidated MLS
• 2026-04-08 Price Changed $264,000 Consolidated MLS
• 2026-03-23 Listed $269,900 Consolidated MLS

Property tax history

+7.5%/yr

Latest (2025): $1,790 · +3.6% YoY. Source: county tax records.