6 Holly Hedge Ct · Blythewood, SC 29016

$325,000

3 bd · 3.0 ba · 2,182 sqft · SingleFamily public records · 22 Days on market

Built 1996 10,454 sqft lot $26/mo HOA · 1% 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 +12.8/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful updated 1.5 story home in Blythewood with the backyard of your dreams! Enjoy your spacious owner's suite with generous bathroom filled with light. This open floor plan home boasts new flooring and paint, and an updated custom kitchen. Enjoy evenings and weekends with friends and family in your fenced-in backyard with deck and huge patio with built in fire-pit! Don't forget top rated Richland 2/Blythewood area schools! This one won't last long! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Custom kitchen
• Built in fire-pit
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• CUSTOM KITCHEN
• BUILT IN FIRE-PIT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-28 ($-338/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (23.2% below list).
• Recommended offer: $250k (23.2% 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: Round Top Elementary (math 59% / reading 65%, grade B, #73 of 597 statewide, top 12%, 673 students, 42% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 72% at this address vs 41% district-wide (+31 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 at typical pace (median 15d on market — plan ~3-4 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 $10k 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 22 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $325k implies a 1283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,531 (23.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 10.9

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-54,574
• Equity at exit: $48,459

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-50,298
• Equity at exit: $28,100

Cash invested: $91,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,495 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$135
• HOA: −$26
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-28

Break-even live

Break-even rent $2,531

Max offer price $320,017

Occupancy floor 96%

Sensitivity live

Price	-10% $156	-5% $64	+0% $-28	+5% $-120	+10% $-212
Rent	-10% $-225	-5% $-127	+0% $-28	+5% $70	+10% $169
Rate	-1.0pp $135	-0.5pp $54	base $-28	+0.5pp $-112	+1.0pp $-198

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	14d	1	0.19mi
2108 Wilkinson Dr Columbia, SC	4.0	2.5	2181	$2,139	$0.98	3d	1	0.20mi
61 Bluebead Ct Columbia, SC	4.0	2.0	1515	$2,249	$1.48	3d	1	0.68mi
25 Oak Lake Ct Blythewood, SC	4.0	2.0	2050	$2,050	$1.00	24d	1	1.28mi
2 Knot Ct Blythewood, SC	4.0	2.5	2004	$2,250	$1.12	24d	1	1.33mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	3d	1	1.45mi

HOA detail

• Monthly dues: $26 · $312/yr

Listing history 4 events

1. 2026-04-24
   status Pending
2. 2026-04-09
   historical Active - Contingent
3. 2026-04-02
   listed $325,000 Active
4. 1995-12-29
   soldstatus $23,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,605 · $134/mo
• Projected year-2 tax: $1,852 · $154/mo
• Expected delta: +$248/yr (+$21/mo · 15.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,944
• − Mortgage interest: −$18,205
• − Property taxes: −$1,605
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − HOA: −$312
• − Depreciation: −$9,455
• Taxable loss: −$6,049
• Est. tax savings @ 24.0%: +$1,452
• After-tax cash flow: $1,113/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.

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

+1283.0% since first listed

4 events — show timeline

• 2026-04-24 Pending — Consolidated MLS
• 2026-04-09 Contingent — Consolidated MLS
• 2026-04-02 Listed $325,000 Consolidated MLS
• 1995-12-29 Sold (Public Records) $23,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,605 · -17.5% YoY. Source: county tax records.