161 Kingsley Dr · Blythewood, SC 29016

$310,000

4 bd · 2.5 ba · 2,392 sqft · SingleFamily · 77 Days on market

Built 2026 Good condition 5,227 sqft lot Est $325k · at est. $48/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +11.5/30.0
• ARV discount +9.6/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Monroe B in Killian's Crossing—a home designed for modern living and everyday comfort! The open-concept main floor showcases a bright eat-in kitchen, convenient powder room plus mud room/ laundry room. The first-floor primary suite is a private retreat with a spacious walk-in closet, and a spa-like bath with a large walk-in shower. Step outside to the covered rear porch, perfect for relaxing or entertaining. Upstairs, you’ll find three generous bedrooms, a dual-sink hall bath, and a large loft! With flexible spaces and thoughtful details throughout, the Monroe truly fits every lifestyle. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors

Key facts

• Laundry room
• Walk-in closet
• Primary suite

Tags

• EAT-IN KITCHEN
• POWDER ROOM
• MUD ROOM
• LAUNDRY ROOM
• PRIMARY SUITE
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association (community) with common area maintenance; Community pool; Playground; Sidewalks; New construction builder warranty

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Slab foundation
• Construction: Stone and vinyl exterior; Slab foundation
• Exterior features: Covered front porch; Covered back porch; Sprinkler system; Stone and vinyl exterior; Paved road access

Interior

• Kitchen: Eat-in kitchen with island and pantry; Dishwasher; Disposal; Microwave (above stove); Free-standing gas range (self-cleaning)
• Bedrooms: Primary suite on the main level with double vanity, private bath, separate shower, walk-in closet and separate water closet; Second-level bedrooms with walk-in closets (Bedrooms 2 and 3) and shared baths; Bedroom 4 on the second level with shared bath
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms; One partial bathroom; Main level: one full bath and one half bath
• Heating & cooling: Central cooling with zoned system; Gas heating with zoning (gas on first level)
• Interior features: Luxury vinyl plank floors in the great room and kitchen; Loft; Recessed lighting; Tankless water heater; Backsplash (tiled); Quartz countertops
• Laundry & utility: Washer/dryer located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (14.7% below list).
• Recommended offer: $264k (14.7% below list) — sets the bar for 1% rule.

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: Langford Elementary (math 39% / reading 43%, grade F, #276 of 597 statewide, top 48%, 609 students, 64% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 65% FRL vs 38% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+13 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 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 $9k 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 77 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Recommended offer $264,310 (14.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $325,312
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
642 Penfolds Way	0.35mi	4/3.0	2,141 (-10%)	20mo	$292,000	$136	48
1029 Heart Pine Dr	0.67mi	5/3.0 (+1)	2,720 (+14%)	14mo	$362,900	$133	27

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-56,679
• Equity at exit: $46,222

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-57,462
• Equity at exit: $26,803

Cash invested: $86,800 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,643 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$48
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-102

Break-even live

Break-even rent $2,773

Max offer price $295,198

Occupancy floor 99%

Sensitivity live

Price	-10% $112	-5% $5	+0% $-102	+5% $-209	+10% $-317
Rent	-10% $-311	-5% $-207	+0% $-102	+5% $2	+10% $107
Rate	-1.0pp $54	-0.5pp $-23	base $-102	+0.5pp $-183	+1.0pp $-264

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	24d	1	0.65mi
562 Vintage Pine Dr Blythewood, SC	3.0	2.0	1814	$2,195	$1.21	24d	1	0.75mi
830 Wing Stripe Ct Columbia, SC	5.0	3.5	3044	$2,395	$0.79	4d	1	1.02mi
1800 Killian Lakes Dr Columbia, SC	1.0–3.0	1.0–2.5	1401	$2,657	$1.90	3d	47	1.28mi
621 Heron Glen Dr Columbia, SC	4.0	2.5	2195	$2,095	$0.95	4d	1	1.43mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	4d	1	1.47mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-05-08
   price $310,000
3. 2026-05-02
   price $309,000
4. 2026-04-03
   price $304,000
5. 2026-03-06
   listed $304,370 Active

ⓘ 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: $31,717
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − HOA: −$576
• − Depreciation: −$9,018
• Taxable loss: −$6,517
• Est. tax savings @ 24.0%: +$1,564
• After-tax cash flow: $336/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

Good 80/100 Cosmetic rehab

This home is in excellent condition with recent updates, making it a great investment for both resale and rental markets.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both furniture — provides a move-in-ready experience

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both furniture — provides a move-in-ready experience ↑

ⓘ 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

+1.8% since first listed

5 events — show timeline

• 2026-05-22 Pending — Consolidated MLS
• 2026-05-08 Price Changed $310,000 Consolidated MLS
• 2026-05-02 Price Changed $309,000 Consolidated MLS
• 2026-04-03 Price Changed $304,000 Consolidated MLS
• 2026-03-06 Listed $304,370 Consolidated MLS