204 Kingsley Dr · Blythewood, SC 29016

$313,767

5 bd · 3.5 ba · 2,631 sqft · SingleFamily · 9 Days on market

Built 2026 Good condition Est $350k · 10% under

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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 +19.6/30.0
• ARV discount +12.1/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• 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

The Rutherford on a great homesite that backs up to protected trees, offers the perfect balance of comfort and flexibility with spacious bedrooms and ample baths. A charming front porch welcomes you inside, where the open layout begins with a bright eat-in area that flows into the kitchen and spacious great room. Super-sized great room with natural gas fireplace, white mantle and Italian slate hearth surround. The first-floor primary suite includes dual-sink vanity, garden tub and separate tiled shower, with a generous walk-in closet, with the laundry room conveniently nearby. Kitchen includes Elkins Purestyle Stone Gray cabinets with crown on top, cabinet hardware, soft close doors, upgrad

Key facts

• Charming front porch
• Open layout
• Italian slate hearth

Tags

• CHARMING FRONT PORCH
• OPEN LAYOUT
• SUPER-SIZED GREAT ROOM
• NATURAL GAS FIREPLACE
• ITALIAN SLATE HEARTH
• FIRST-FLOOR PRIMARY SUITE

Property features AI

Finance

• Financial info: List price $313,767

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family property (Rutherford plan)
• Exterior features: Living area approximately 2,631

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Spec home (Rutherford plan)

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $314k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $314k).

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 40% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $313,767

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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $349,923
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1029 Heart Pine Dr	0.67mi	5/3.0	2,720 (+3%)	14mo	$362,900	$133	49

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-27,901
• Equity at exit: $46,784

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $5,380
• Equity at exit: $27,129

Cash invested: $87,855 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,645
• Tax est. 1.5%: −$392 /mo · $4,707/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $359

Break-even live

Break-even rent $2,745

Max offer price $313,767

Occupancy floor 84%

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: $78,442
• Closing costs: $9,413
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
830 Wing Stripe Ct Columbia, SC	5.0	3.5	3044	$2,395	$0.79	3d	1	1.02mi
621 Heron Glen Dr Columbia, SC	4.0	2.5	2195	$2,095	$0.95	3d	1	1.43mi

Listing history 8 events

1. 2026-06-18
   days on market $313,767 Active 9 DOM
2. 2026-06-17
   days on market $313,767 Active 8 DOM
3. 2026-06-16
   days on market $313,767 Active 7 DOM
4. 2026-06-15
   days on market $313,767 Active 6 DOM
5. 2026-06-14
   days on market $313,767 Active 4 DOM
6. 2026-06-13
   days on market $313,767 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $313,767 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: $38,397
• − Mortgage interest: −$17,576
• − Property taxes: −$4,707
• − Insurance: −$1,569
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$9,128
• Taxable loss: −$725
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $4,488/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 · 4 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and minimal repairs needed. The highest-ROI updates include painting, kitchen countertop replacement, new bathroom flooring, and smart home features.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace kitchen countertops — Upgrades the kitchen and adds value
• Both Install new flooring in bathrooms — Improves aesthetics and functionality
• Both Add smart home features — Enhances comfort and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen countertops — Upgrades the kitchen and adds value ↑
• Both Install new flooring in bathrooms — Improves aesthetics and functionality ↑
• Both Add smart home features — Enhances comfort and marketability ↑

ⓘ 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