Poplar B Plan · Blythewood, SC 29016

$243,990

3 bd · 2.5 ba · 1,404 sqft · SingleFamily · 6 Days on market

Excellent 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Condition / age +4.8/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Poplar is a home that feels open and welcoming with a layout that keeps the main level connected and the upstairs private. This floor plan offers 3 bedrooms, 2.5 bathrooms, and 1,404 square feet of intentionally designed living space, along with a one-car garage. Step inside through the foyer and you're brought right into the heart of the home, where the great room and dining area flow together for an easy, open feel. The kitchen sits just off the dining space with a functional layout and plenty of counter space, making it a great setup for preparing meals, hosting, or everything in between. A main-level powder room adds extra convenience, and the patio off the dining area gives you the

Key facts

• Dining area
• Great room
• Functional layout

Tags

• GREAT ROOM
• DINING AREA
• FUNCTIONAL LAYOUT
• PLENTY OF COUNTER SPACE
• MAIN-LEVEL POWDER ROOM
• PATIO OFF DINING AREA

Property features AI

Finance

• Other: Status: Active
• Financial info: List price $242,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family plan (Poplar B)
• Construction: Living area approximately 1404; New construction plan
• Exterior features: Located on Corkscrew Ln, Blythewood, SC

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan-built home (Poplar B)

🏗️ 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 $244k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $244k).

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.
• Market conditions: 650 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 33% 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $243,990

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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 7.7

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-13,418
• Equity at exit: $36,380

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $22,060
• Equity at exit: $21,096

Cash invested: $68,317 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,653 medium
• Mortgage (P&I): −$1,280
• Tax est. 1.5%: −$305 /mo · $3,660/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $409

Break-even live

Break-even rent $2,134

Max offer price $243,990

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: $60,998
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.19mi
227 Honey Hill Way Blythewood, SC	3.0	2.5	1689	$2,180	$1.29	3d	1	1.32mi

Listing history 13 events

1. 2026-06-18
   days on market $243,990 Active 6 DOM
2. 2026-06-17
   days on market $243,990 Active 5 DOM
3. 2026-06-16
   pricedays on market $243,990 Active 4 DOM
4. 2026-06-15
   days on market $242,990 Active 3 DOM
5. 2026-06-13
   days on marketlisting id $242,990 Active 1 DOM
6. 2026-06-09
   days on market $242,990 Active 96 DOM
7. 2026-06-08
   days on market $242,990 Active 95 DOM
8. 2026-06-07
   days on market $242,990 Active 94 DOM
9. 2026-06-05
   days on market $242,990 Active 91 DOM
10. 2026-06-03
    days on market $242,990 Active 90 DOM
11. 2026-06-03
    days on market $242,990 Active 89 DOM
12. 2026-06-01
    days on market $242,990 Active 88 DOM
13. 2026-05-31
    days on market $242,990 Active 87 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: $31,832
• − Mortgage interest: −$13,667
• − Property taxes: −$3,660
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − Depreciation: −$7,098
• Taxable income: $1,094
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $4,651/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with a well-maintained exterior and interior. It has a good layout and is move-in ready. The home has the potential to be further enhanced with some interior updates and landscaping improvements to increase its value.

Value-add opportunities

• Both Painting the interior walls and updating the kitchen backsplash — These updates would enhance the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters.
• Both Upgrading the flooring in the bathrooms — This would improve the home's overall appearance and add value to the property.
• Both Upgrading the kitchen appliances — Modern appliances would make the kitchen more functional and appealing to potential buyers and renters.
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape would enhance the home's curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls and updating the kitchen backsplash — These updates would enhance the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters. ↑
• Both Upgrading the flooring in the bathrooms — This would improve the home's overall appearance and add value to the property. ↑
• Both Upgrading the kitchen appliances — Modern appliances would make the kitchen more functional and appealing to potential buyers and renters. ↑
• Both Landscaping improvements — A well-maintained and aesthetically pleasing landscape would enhance the home's curb appeal and add value to the property. ↑

ⓘ 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