324 Joshua Tree Ct · Blythewood, SC 29016-7203

$312,000

5 bd · 3.0 ba · 2,161 sqft · SingleFamily public records · 77 Days on market

Built 2019 5,662 sqft lot Est $294k · 6% over $13/mo HOA

---

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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +6.6/10.0
• Appreciation +5.0/10.0
• ARV discount +4.7/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move-in ready and full of charm, this floor plan offers open concept living perfect for entertaining. Hardwood floors flow through the main level, leading to a spacious kitchen with granite countertops, a large bar, and Samsung stainless steel appliances with a gas range. The kitchen opens to the eat-in area and family room with FP, and a main level bedroom with full bath provides great guest space. Upstairs, the owner's suite features a granite dual vanity, garden tub, separate shower, and a huge walk-in closet. Three additional bedrooms-each with walk-in closets, plus a shared bath and extra storage complete the second floor. Enjoy a private backyard and patio ideal for relaxing or hostin

Key facts

• Eat-in area
• Open concept living
• Main level bedroom

Tags

• OPEN CONCEPT LIVING
• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• GAS RANGE
• EAT-IN AREA
• MAIN LEVEL BEDROOM

Property features AI

Finance

• HOA & community: Has association; Association maintains common areas and green spaces

Exterior

• Parking: Attached 2-car garage
• Security: Cable TV available
• Utilities: Public sewer; Public water
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Covered front porch; Patio; Full gutters; Sprinkler system; Partial brick above foundation with vinyl exterior finish; Gravel road access; Public water

Interior

• Kitchen: Eat-in kitchen; Granite countertops; Wood (stained) cabinets; Pantry; Recessed lighting; Hardwood floors
• Bedrooms: Primary bedroom on second floor with double vanity, garden tub, private bath, separate shower, walk-in closet, and vaulted ceilings; Bedrooms 2–4 on second floor — each with walk-in closet, tub/shower, shared bath, and carpeted floors; Bedroom 5 on main level with private closet and hardwood floors (shares a tub/shower)
• Flooring: Hardwood floors in great room and kitchen; Carpet in most second-floor bedrooms; Hardwood in main-level bedroom
• Bathrooms: Three full baths total; One main-level full bath; Two additional full baths on second level
• Heating & cooling: Central cooling with zoning; Gas heating with zoned controls (separate gas on first and second levels)
• Interior features: Smoke detector; Pull-down attic access; Attic access; Fireplace with gas log insert; Free-standing gas range with self-cleaning; Dishwasher; Disposal; Microwave above stove; Tankless hot water
• Laundry & utility: Electric hookup; Utility room; Washer/dryer located on second floor

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $312k).
• Recommended offer: $293k (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: 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: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $87k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($293k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $21k; list at $312k implies a 1386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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: 1.16% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $293,896
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
642 Penfolds Way	0.37mi	4/3.0 (-1)	2,141 (-1%)	20mo	$292,000	$136	60
293 Hawkins Creek Rd	0.74mi	4/2.5 (-1)	2,090 (-3%)	5mo	$250,000	$120	49

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: 18.8%
• Equity multiple: 2.07×
• Total profit: $93,359
• Equity at exit: $140,289

10-year hold

• IRR: 20.1%
• Equity multiple: 3.91×
• Total profit: $254,087
• Equity at exit: $216,202

Cash invested: $87,360 (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 29016-7203

• Active inventory: 1
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,619 medium
• Mortgage (P&I): −$1,636
• Tax from tax record: −$203 /mo · $2,440/yr
• Insurance: −$130
• HOA: −$13
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $877

Break-even live

Break-even rent $2,509

Max offer price $312,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,053	-5% $965	+0% $877	+5% $788	+10% $700
Rent	-10% $591	-5% $734	+0% $877	+5% $1,019	+10% $1,162
Rate	-1.0pp $1,034	-0.5pp $956	base $877	+0.5pp $796	+1.0pp $713

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
563 Roseridge Dr Blythewood, SC	5.0	3.0	2555	$3,619	$1.42	3d	1	1.02mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-18
   days on market $312,000 Active 77 DOM
2. 2026-06-17
   days on market $312,000 Active 76 DOM
3. 2026-06-16
   days on market $312,000 Active 75 DOM
4. 2026-06-15
   days on market $312,000 Active 74 DOM
5. 2026-06-14
   days on market $312,000 Active 72 DOM
6. 2026-06-13
   days on market $312,000 Active 71 DOM
7. 2026-06-10
   days on market $312,000 Active 69 DOM
8. 2026-06-09
   days on market $312,000 Active 68 DOM
9. 2026-06-08
   days on market $312,000 Active 67 DOM
10. 2026-06-07
    days on market $312,000 Active 66 DOM
11. 2026-06-05
    days on market $312,000 Active 63 DOM
12. 2026-06-03
    days on market $312,000 Active 62 DOM
13. 2026-06-03
    days on market $312,000 Active 61 DOM
14. 2026-06-01
    days on market $312,000 Active 60 DOM
15. 2026-05-31
    days on market $312,000 Active 59 DOM
16. 2026-05-16
    price $312,000
17. 2026-04-02
    listed $315,000 Active
18. 2020-01-11
    historical
19. 2019-08-16
    listed $215,779 Active
20. 2019-05-28
    soldstatus $21,000
21. 2014-01-14
    soldstatus $2,500

ⓘ 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: $2,440 · $203/mo
• Projected year-2 tax: $2,440 · $203/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $43,428
• − Mortgage interest: −$17,477
• − Property taxes: −$2,440
• − Insurance: −$1,560
• − Repairs & maintenance: −$3,474
• − Management: −$3,474
• − HOA: −$156
• − Depreciation: −$9,076
• Taxable income: $5,770
• Est. tax owed @ 24.0%: −$1,385
• After-tax cash flow: $9,133/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+12380.0% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $312,000 Consolidated MLS
• 2026-04-02 Listed $315,000 Consolidated MLS
• 2020-01-11 Delisted — Consolidated MLS
• 2019-08-16 Listed $215,779 Consolidated MLS
• 2019-05-28 Sold (Public Records) $21,000 Public Records
• 2014-01-14 Sold (Public Records) $2,500 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,440 · -70.1% YoY. Source: county tax records.