304 Frog Leap Rd · Blythewood, SC 29016

$219,900

3 bd · 2.5 ba · 1,563 sqft · Townhouse · 18 Days on market

Built 2025 Good condition 4,356 sqft lot $133/mo HOA · 6% of rent

---

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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.8/10.0
• 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

Backs up to woods !!- Ashford floor plan 3 bedrooms & 2.5 Baths. One car attached garage w/ double width driveway for up to four cars. All bedroom on 2nd level. Home enjoys a designer kitchen with white shaker cabinets, quartz countertops, undermount sink & white tile backsplash. Pull out Kitchen faucet. LG gas stove, dishwasher, microwave, stainless steel side by side fridge & disposal. Mohawk hard surface flooring on the main level. First floor is nine-foot smooth ceilings. Ceiling fans in master & great room. The owner's suite has an ensuite bath with quartz countertop, comfort height vanity & ceramic tile flooring. Fantastic size master bedroom closet!! Lau

Key facts

• Designer kitchen
• Quartz countertops
• Undermount sink

Tags

• BACKS UP TO WOODS
• DESIGNER KITCHEN
• WHITE SHAKER CABINETS
• QUARTZ COUNTERTOPS
• UNDERMOUNT SINK
• WHITE TILE BACKSPLASH

Property features AI

Finance

• Other: Builder new construction warranty
• HOA & community: Homeowners association present; Association maintains front and back yards and landscaping

Exterior

• Parking: Attached garage (main level); Four parking spaces total, including one garage space
• Utilities: Public sewer; Public water
• Home design: Single-family property (new construction warranty noted)
• Construction: Slab foundation
• Exterior features: Stone and vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Island; Laminate flooring; Tiled backsplash; Recessed lighting; Dishwasher; Disposal; Refrigerator; Microwave (above stove); Free-standing gas range
• Bedrooms: Master suite with double vanity, private bath, ceiling fan, private closet, carpeted floors (second level); Second bedroom with carpeted floors (second level); Third bedroom with carpeted floors (second level)
• Flooring: Carpet in bedrooms; Laminate flooring in great room and kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full baths listed under second bath count
• Heating & cooling: Heat pumps serving both first and second levels; Gas heating on both first and second levels
• Interior features: Ceiling fans; Garage door opener; Smoke detector; Pull-down attic access
• Laundry & utility: Electric laundry; Heated laundry space; Washer/Dryer located on second level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $217k (1.5% 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: Lake Carolina Elementary Lower Campus (494 students, 49% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

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 18 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,601 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.08% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• 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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-21,608
• Equity at exit: $32,788

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-429
• Equity at exit: $19,013

Cash invested: $61,572 (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: $2,368 high
• Mortgage (P&I): −$1,153
• Tax est. 1.5%: −$275 /mo · $3,298/yr
• Insurance: −$92
• HOA: −$133
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $218

Break-even live

Break-even rent $2,092

Max offer price $219,900

Occupancy floor 86%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Helton Dr Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,899	$1.63	3d	38	0.16mi
223 Sunny Hill DR Blythewood, SC	3.0	3.5	1892	$2,495	$1.32	3d	1	0.20mi
5324 Hard Scrabble Rd Blythewood, SC	1.0–2.0	1.0–2.0	992	$1,915	$1.93	3d	59	0.21mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	24d	1	0.40mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	14d	1	0.40mi
225 Lawson Dr Columbia, SC	2.0	2.0	1288	$1,580	$1.23	24d	1	0.99mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	3d	1	1.25mi

HOA detail

• Monthly dues: $133 · $1,596/yr
• Likely covers: gas

Listing history 15 events

1. 2026-06-18
   days on market $219,900 Active 18 DOM
2. 2026-06-17
   days on market $219,900 Active 17 DOM
3. 2026-06-16
   days on market $219,900 Active 16 DOM
4. 2026-06-15
   days on market $219,900 Active 15 DOM
5. 2026-06-14
   days on market $219,900 Active 13 DOM
6. 2026-06-13
   days on market $219,900 Active 12 DOM
7. 2026-06-10
   pricedays on market $219,900 Active 10 DOM
8. 2026-06-09
   days on market $229,900 Active 9 DOM
9. 2026-06-08
   days on market $229,900 Active 8 DOM
10. 2026-06-07
    days on market $229,900 Active 7 DOM
11. 2026-06-05
    days on market $229,900 Active 4 DOM
12. 2026-06-03
    days on market $229,900 Active 3 DOM
13. 2026-06-03
    days on market $229,900 Active 2 DOM
14. 2026-06-01
    remarks 679-char remark
15. 2026-06-01
    listed $229,900 Active 1 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: $28,421
• − Mortgage interest: −$12,318
• − Property taxes: −$3,298
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − HOA: −$1,596
• − Depreciation: −$6,397
• Taxable loss: −$835
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $2,821/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 None rehab

This townhouse is in excellent condition with no major repairs needed. It offers a well-maintained interior, modern kitchen and bathrooms, and a clean exterior. Potential value-adding updates include painting the interior walls and installing energy-efficient ceiling fans.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can save on energy costs and improve air circulation
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans can save on energy costs and improve air circulation ↑
• Both Install smart home devices — Smart home devices can increase home's value and appeal to tech-savvy buyers ↑

ⓘ 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

1 event — show timeline

• 2026-05-31 Listed $229,900 Consolidated MLS