201 Brooksdale Dr · Blythewood, SC 29229

$299,000

4 bd · 3.0 ba · 2,842 sqft · SingleFamily public records · 274 Days on market

Built 2009 8,276 sqft lot Est $333k · 10% under ↓ 16% since listing

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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 +13.6/30.0
• ARV discount +12.0/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 3-bath home offering 2,860 square feet in an established Northeast Columbia neighborhood. This property features a functional floor plan with generous living areas, a large kitchen, and ample bedroom space. The home retains much of its original character and is in solid condition but offers a great opportunity for a buyer to update and customize to their taste. Conveniently located near shopping, dining, schools, and major interstates. Ideal for homeowners or investors seeking space, value, and potential. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Open floor plan
• Ample counter space
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• AMPLE COUNTER SPACE
• LARGE ISLAND
• PRIVATE RETREAT
• WALK-IN CLOSET
• GAZEBO

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $17 ($209/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 $264k (11.8% below list).
• Recommended offer: $263k (12.0% below list) — sets the bar for market timing.

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 Middle (math 40% / reading 57%, grade C-, #40 of 229 statewide, top 18%, 796 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 42% FRL track the district average.
• Zoned-school proficiency averages 64% at this address vs 41% district-wide (+23 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: Rents rising (+2.8%/yr); 417 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 43% of the median local income ($74k/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 274 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $56k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $263,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $332,514
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 S Bay Xing	0.61mi	4/2.5	2,482 (-13%)	7mo	$290,000	$117	42

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-47,804
• Equity at exit: $44,582

10-year hold

• IRR: -8.1%
• Equity multiple: 0.50×
• Total profit: $-42,092
• Equity at exit: $25,852

Cash invested: $83,720 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 417
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,638 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $17

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 94%

Sensitivity live

Price	-10% $224	-5% $121	+0% $17	+5% $-86	+10% $-189
Rent	-10% $-191	-5% $-87	+0% $17	+5% $122	+10% $226
Rate	-1.0pp $168	-0.5pp $93	base $17	+0.5pp $-60	+1.0pp $-139

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Back Bay Ct Columbia, SC	4.0	2.5	2438	$2,370	$0.97	5d	1	0.42mi
1068 Eagleston Way Unit NA Blythewood, SC	5.0	4.0	2900	$3,000	$1.03	25d	1	1.03mi

Listing history 23 events

1. 2026-04-20
   status Pending
2. 2026-04-16
   historical
3. 2026-03-25
   price $299,000
4. 2026-03-25
   status Active
5. 2026-01-20
   status Pending
6. 2026-01-09
   price $288,000
7. 2025-11-10
   price $310,000
8. 2025-10-16
   price $290,000
9. 2025-10-15
   status Active
10. 2025-10-15
    historical
11. 2025-10-01
    price $295,000
12. 2025-09-14
    price $299,000
13. 2025-08-07
    price $300,000
14. 2025-07-05
    status Active
15. 2025-06-13
    status Pending
16. 2025-05-29
    historical Active - Contingent
17. 2025-05-22
    price $296,000
18. 2025-05-15
    price $299,000
19. 2025-05-08
    price $320,000
20. 2025-05-07
    status Active
21. 2025-05-05
    historical Active - Contingent
22. 2025-05-01
    price $345,000
23. 2025-04-19
    listed $355,000 Active

ⓘ 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 7/10 Severe 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,652
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − Depreciation: −$8,698
• Taxable loss: −$4,839
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $1,371/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): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Korean 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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• 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

-15.8% since first listed

23 events — show timeline

• 2026-04-20 Pending — Consolidated MLS
• 2026-04-16 Delisted — Consolidated MLS
• 2026-03-25 Price Changed $299,000 Consolidated MLS
• 2026-03-25 Relisted — Consolidated MLS
• 2026-01-20 Pending — Consolidated MLS
• 2026-01-09 Price Changed $288,000 Consolidated MLS
• 2025-11-10 Price Changed $310,000 Consolidated MLS
• 2025-10-16 Price Changed $290,000 Consolidated MLS
• 2025-10-15 Relisted — Consolidated MLS
• 2025-10-15 Delisted — Consolidated MLS
• 2025-10-01 Price Changed $295,000 Consolidated MLS
• 2025-09-14 Price Changed $299,000 Consolidated MLS
• 2025-08-07 Price Changed $300,000 Consolidated MLS
• 2025-07-05 Relisted — Consolidated MLS
• 2025-06-13 Pending — Consolidated MLS
• 2025-05-29 Contingent — Consolidated MLS
• 2025-05-22 Price Changed $296,000 Consolidated MLS
• 2025-05-15 Price Changed $299,000 Consolidated MLS
• 2025-05-08 Price Changed $320,000 Consolidated MLS
• 2025-05-07 Relisted — Consolidated MLS
• 2025-05-05 Contingent — Consolidated MLS
• 2025-05-01 Price Changed $345,000 Consolidated MLS
• 2025-04-19 Listed $355,000 Consolidated MLS

Property tax history

+4.0%/yr

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