Dawson Plan · Blythewood, SC 29016

$221,000

3 bd · 2.5 ba · 1,620 sqft · SingleFamily · 37 Days on market

Good condition

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• 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

This two-story home includes three bedrooms and two-and-one-half bathrooms. It has a covered front porch next to an attached one-car garage. Next to the kitchen and its walk-in pantry, the great room leads into a breakfast nook. You can add a fireplace in the living room and another covered porch off the eat-in area. Upstairs, the primary bedroom connects to a walk-in closet and the primary bathroom, which comes with a shower and linen closet but can be altered. Down the hall are two more bedrooms, a second bathroom, and a laundry room.

Key facts

• Covered front porch
• Breakfast nook
• Great room

Tags

• COVERED FRONT PORCH
• WALK-IN PANTRY
• GREAT ROOM
• BREAKFAST NOOK
• FIREPLACE IN LIVING ROOM
• COVERED PORCH OFF EAT-IN AREA

Property features AI

Finance

• Financial info: List price $221,000

Exterior

• Home design: Dawson plan new construction; Single-family property (plan inventory)
• Construction: Built/Listed in 2026
• Exterior features: Located at 115 Kingsley Dr, Blythewood, SC 29016

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $221k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $221k).
• Recommended offer: $214k (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: Muller Road Middle (math 39% / reading 58%, grade D, #193 of 597 statewide, top 33%, 1,246 students, 46% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 56% FRL vs 38% district-wide (18 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: 657 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 37 days — a 3% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Recommended offer $214,370 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 7.6

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-10,772
• Equity at exit: $32,952

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $22,963
• Equity at exit: $19,108

Cash invested: $61,880 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,430 high
• Mortgage (P&I): −$1,159
• Tax est. 1.5%: −$276 /mo · $3,315/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $393

Break-even live

Break-even rent $1,933

Max offer price $221,000

Occupancy floor 79%

Sensitivity live

Price	-10% $545	-5% $469	+0% $393	+5% $316	+10% $240
Rent	-10% $201	-5% $297	+0% $393	+5% $489	+10% $585
Rate	-1.0pp $504	-0.5pp $449	base $393	+0.5pp $335	+1.0pp $277

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: $55,250
• Closing costs: $6,630
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Joshua Tree Ct Blythewood, SC	3.0	2.5	1731	$1,945	$1.12	25d	1	0.63mi
562 Vintage Pine Dr Blythewood, SC	3.0	2.0	1814	$2,195	$1.21	25d	1	0.72mi
9641 Farrow Rd Columbia, SC	2.0–3.0	2.0	1179	$1,872	$1.59	4d	32	1.16mi
61 Bluebead Ct Columbia, SC	4.0	2.0	1515	$2,249	$1.48	5d	1	1.31mi
1800 Killian Lakes Dr Columbia, SC	1.0–3.0	1.0–2.5	1401	$2,657	$1.90	4d	47	1.33mi
621 Heron Glen Dr Columbia, SC	4.0	2.5	2195	$2,095	$0.95	5d	1	1.47mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	5d	1	1.47mi

Listing history 16 events

1. 2026-06-22
   days on market $221,000 Active 37 DOM
2. 2026-06-18
   days on market $221,000 Active 34 DOM
3. 2026-06-17
   days on market $221,000 Active 33 DOM
4. 2026-06-16
   days on market $221,000 Active 32 DOM
5. 2026-06-15
   days on market $221,000 Active 31 DOM
6. 2026-06-14
   days on market $221,000 Active 29 DOM
7. 2026-06-13
   days on market $221,000 Active 28 DOM
8. 2026-06-10
   days on market $221,000 Active 26 DOM
9. 2026-06-09
   days on market $221,000 Active 25 DOM
10. 2026-06-08
    days on market $221,000 Active 24 DOM
11. 2026-06-07
    days on market $221,000 Active 23 DOM
12. 2026-06-05
    days on market $221,000 Active 20 DOM
13. 2026-06-03
    days on market $221,000 Active 19 DOM
14. 2026-06-03
    days on market $221,000 Active 18 DOM
15. 2026-06-01
    days on market $221,000 Active 17 DOM
16. 2026-05-31
    days on market $221,000 Active 16 DOM

ⓘ 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: $29,162
• − Mortgage interest: −$12,379
• − Property taxes: −$3,315
• − Insurance: −$1,105
• − Repairs & maintenance: −$2,333
• − Management: −$2,333
• − Depreciation: −$6,429
• Taxable income: $1,268
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $4,406/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 Cosmetic rehab

This two-story home is in good condition with no visible major repairs needed. It has a good exterior, roof, and interior, and presents a good opportunity for cosmetic updates to enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's value.
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and value.
• Both Interior updates — Updating the interior can improve the home's appeal and value.
• Both Kitchen and bathroom updates — Updating these spaces can increase the home's value and appeal to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's value. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase the home's curb appeal and value. ↑
• Both Interior updates — Updating the interior can improve the home's appeal and value. ↑
• Both Kitchen and bathroom updates — Updating these spaces can increase the home's value and appeal to potential buyers/renters. ↑

ⓘ 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