Pritchard II Plan

Blythewood, SC 29016

$252,900D

3 bd · 2.5 ba · 1,463 sqft · Built — · SingleFamily · Active · 136 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,300/mo
• Mortgage (P&I): −$1,326
• Tax + insurance: −$422
• HOA: −$0
• Vac / Maint / Mgmt: −$483
• Net cashflow: $70/mo
• Annual: $834/yr
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• 1% rule: 0.91%
• Cash to close: $70,812

Investor read

• This is a 3-bed/2.5-bath single-family listed at $253k. Condition is rated poor.
• At list price, monthly cash flow is $70 ($834/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 $230k (9.0% below list).
• It's been on market 136 days — a 12% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $223k (12.0% below list) — sets the bar for market timing.
• 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.
• 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); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL) — zoned schools at 43% FRL track the district average.
• Zoned-school proficiency averages 65% at this address vs 41% district-wide (+24 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; 1 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).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Questions for listing agent

• It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: roof — Exposed underlying material indicates significant damage that requires replacement.
• Major: exterior siding — Significant wear and discoloration suggest the siding needs to be replaced or repaired.
• Major: flooring — Visible wear and tear indicates the flooring needs to be replaced or repaired.
• Major: interior walls — Significant discoloration and wear suggest the walls need repainting or repair.
• Major: systems — The overall condition suggests the systems may need repair or replacement, though specific issues are not visible in the photos.