10 Canvasback Ct · Blythewood, SC 29016

$305,000

4 bd · 3.0 ba · 2,347 sqft · SingleFamily public records · 88 Days on market

Built 2016 0.29 ac lot $34/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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 10 Canvasback Court where Southern charm meets modern comfort in this beautifully maintained Charleston-style home, now offered at an improved price of $305,000. Tucked away on a quiet cul-de-sac in a desirable community with pool amenities, this move-in ready home delivers space, style, and value in one of Blythewood’s growing areas. Built in 2016, this spacious 4-bedroom, 2.5-bath home offers approximately 2,521 heated square feet of thoughtfully designed living space, ideal for everyday living and entertaining. From the moment you arrive, the partial brick exterior, inviting curb appeal, and peaceful setting create a warm first impression. Inside, you’ll love the b

Key facts

• Spacious yard
• Quartz countertops
• Private balcony

Tags

• QUARTZ COUNTERTOPS
• PRIVATE BALCONY
• COVERED OVERHEAD PATIO
• SPACIOUS YARD
• PARTIAL BRICK EXTERIOR
• QUIET CUL-DE-SAC LOCATION

Property features AI

Finance

• Other: Community pool available; Cable TV available
• HOA & community: Association present; Association maintains common areas, playground, pool, roads, and street lights

Exterior

• Parking: Attached garage on main level; Two garage spaces; Six total parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story house; Home faces east
• Construction: Slab foundation
• Exterior features: Automatic sprinkler system; Covered front porch; Covered back porch; Partial brick exterior above foundation; Paved road access

Interior

• Kitchen: Bay window and eat-in layout; Granite countertops; Stained wood cabinets; Vinyl flooring; Dishwasher, disposal, refrigerator, icemaker, microwave above stove; Convection range with smooth surface and self-cleaning oven; stove exhaust vented outside
• Bedrooms: Master suite on second floor with balcony/deck, bay window, double vanity, garden tub, private bath, separate shower, walk-in closet, high and tray ceilings, carpeted floors; Second bedroom on second floor with balcony/deck, high ceilings, carpeted floors; Third bedroom on second floor with shared bath, high ceilings, private closet, carpeted floors; Fourth bedroom on second floor with shared bath, private closet, carpeted floors
• Flooring: Carpet in bedrooms, living room, and great room; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms; One partial bathroom (1/2); Two second full bathrooms
• Heating & cooling: Central cooling; Central heating with split system
• Interior features: Attic access; Ceilings over 9 ft in living room; Ceiling fan in great room
• Laundry & utility: Utility room laundry located on second floor; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-43 ($-516/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (12.9% below list).
• Recommended offer: $266k (12.9% 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); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• Zoned-school proficiency averages 62% at this address vs 41% district-wide (+20 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; 8 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 34% 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 88 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $15k; list at $305k implies a 1933% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $265,666 (12.9% 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 88 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 9.6

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-52,102
• Equity at exit: $45,476

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-48,651
• Equity at exit: $26,371

Cash invested: $85,400 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,657 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$34
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-43

Break-even live

Break-even rent $2,711

Max offer price $298,774

Occupancy floor 97%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Oak Lake Ct Blythewood, SC	4.0	2.0	2050	$2,050	$1.00	23d	1	0.24mi
2 Knot Ct Blythewood, SC	4.0	2.5	2004	$2,250	$1.12	23d	1	0.26mi
463 N High Duck Trl Blythewood, SC	3.0	2.5	1604	$2,200	$1.37	3d	1	0.81mi
620 Stono DR Blythewood, SC	5.0	3.0	2334	$2,350	$1.01	14d	1	0.88mi
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	14d	1	0.96mi
2108 Wilkinson Dr Columbia, SC	4.0	2.5	2181	$2,139	$0.98	2d	1	1.08mi
254 Boulder Ridge Loop Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	3d	1	1.41mi
232 Boulder Ridge Loop Blythewood, SC	4.0	2.5	1902	$2,299	$1.21	14d	1	1.44mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-10
   days on market $305,000 Active 88 DOM
2. 2026-06-09
   days on market $305,000 Active 87 DOM
3. 2026-06-08
   days on market $305,000 Active 86 DOM
4. 2026-06-07
   days on market $305,000 Active 85 DOM
5. 2026-06-05
   days on market $305,000 Active 82 DOM
6. 2026-06-03
   days on market $305,000 Active 81 DOM
7. 2026-06-03
   days on market $305,000 Active 80 DOM
8. 2026-06-01
   days on market $305,000 Active 79 DOM
9. 2026-05-31
   days on market $305,000 Active 78 DOM
10. 2026-05-20
    status Active
11. 2026-05-20
    historical
12. 2026-04-24
    price $305,000
13. 2026-04-23
    status Active
14. 2026-03-07
    listed $309,000 Active
15. 2015-06-29
    soldstatus $15,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,880
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − HOA: −$408
• − Depreciation: −$8,873
• Taxable loss: −$5,686
• Est. tax savings @ 24.0%: +$1,365
• After-tax cash flow: $848/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

+1933.3% since first listed

6 events — show timeline

• 2026-05-20 Relisted — Consolidated MLS
• 2026-05-20 Delisted — Consolidated MLS
• 2026-04-24 Price Changed $305,000 Consolidated MLS
• 2026-04-23 Relisted — Consolidated MLS
• 2026-03-07 Listed $309,000 Consolidated MLS
• 2015-06-29 Sold (Public Records) $15,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $399 · +3.4% YoY. Source: county tax records.