266 Sunny Hill Dr · Blythewood, SC 29016

$229,900

3 bd · 2.5 ba · 1,563 sqft · Townhouse · 70 Days on market

Built 2025 3,920 sqft lot $133/mo HOA · 6% 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 +17.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +5.4/10.0
• 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

New Townhome - Open Ashford floor plan 3 bedrooms & 2.5 Baths. One car attached garage w/ double width driveway for up to four cars. All bedroom on 2nd level. Home enjoys a designer kitchen with white shaker cabinets, quartz countertops, undermount sink & white tile backsplash. Pull out Kitchen faucet. LG gas stove, dishwasher, microwave, stainless steel side by side fridge & disposal. Mohawk hard surface flooring on the main level. First floor is nine-foot smooth ceilings. Ceiling fans in master & great room. The owner's suite has an ensuite bath with quartz countertop, comfort height vanity & ceramic tile flooring. Laundry room has grey tiled flooring. 100 sq

Key facts

• Designer kitchen
• Quartz countertops
• Undermount sink

Tags

• DESIGNER KITCHEN
• WHITE SHAKER CABINETS
• QUARTZ COUNTERTOPS
• UNDERMOUNT SINK
• WHITE TILE BACKSPLASH
• PULL OUT KITCHEN FAUCET

Property features AI

Finance

• Other: New construction builder warranty
• HOA & community: Community association in place; Association handles front and back yard maintenance and landscaping

Exterior

• Parking: Total 4 parking spaces; Attached garage with 1 garage space (main level)
• Utilities: Public sewer; Public water
• Home design: Single-family property; Main entry on first level
• Construction: Slab foundation
• Exterior features: Stone and vinyl exterior; Paved road access; Public water

Interior

• Kitchen: Island; Laminate flooring; Tiled backsplash; Recessed lighting; Dishwasher; Disposal; Refrigerator; Over-the-range microwave; Free-standing gas range
• Bedrooms: Primary bedroom with double vanity, private bath, ceiling fan, walk-in closet, and carpeted floors (second level); Two additional bedrooms with carpeted floors (second level)
• Flooring: Carpet in bedrooms; Laminate flooring in great room and kitchen
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom (main)
• Heating & cooling: Heat pump on first level; Heat pump on second level; Gas heating on first level; Gas heating on second level
• Interior features: Ceiling fan; Garage door opener; Smoke detector; Pull-down attic access
• Laundry & utility: Electric hookups; Heated laundry space (washer/dryer on second level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $216k (6.0% 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: Lake Carolina Elementary Lower Campus (494 students, 49% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• Zoned-school proficiency averages 82% at this address vs 41% district-wide (+41 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 30% 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 $7k 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 70 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 8.0

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-26,716
• Equity at exit: $34,279

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-9,369
• Equity at exit: $19,878

Cash invested: $64,372 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,387 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$133
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $164

Break-even live

Break-even rent $2,179

Max offer price $229,900

Occupancy floor 88%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Helton Dr Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,899	$1.63	2d	38	0.13mi
223 Sunny Hill DR Blythewood, SC	3.0	3.5	1892	$2,495	$1.32	2d	1	0.14mi
5324 Hard Scrabble Rd Blythewood, SC	1.0–2.0	1.0–2.0	992	$1,915	$1.93	2d	59	0.14mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	23d	1	0.47mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	14d	1	0.47mi
225 Lawson Dr Columbia, SC	2.0	2.0	1288	$1,580	$1.23	23d	1	1.05mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	2d	1	1.32mi

HOA detail

• Monthly dues: $133 · $1,596/yr
• Likely covers: gas

Listing history 7 events

1. 2026-05-19
   status Pending
2. 2026-05-07
   price $229,900
3. 2026-04-08
   price $231,900
4. 2026-04-02
   price $236,900
5. 2026-04-02
   price $238,900
6. 2026-03-31
   price $236,900
7. 2026-03-10
   listed $227,900 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: $28,639
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − HOA: −$1,596
• − Depreciation: −$6,688
• Taxable loss: −$1,703
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $2,372/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

+0.9% since first listed

7 events — show timeline

• 2026-05-19 Pending — Consolidated MLS
• 2026-05-07 Price Changed $229,900 Consolidated MLS
• 2026-04-08 Price Changed $231,900 Consolidated MLS
• 2026-04-02 Price Changed $236,900 Consolidated MLS
• 2026-04-02 Price Changed $238,900 Consolidated MLS
• 2026-03-31 Price Changed $236,900 Consolidated MLS
• 2026-03-10 Listed $227,900 Consolidated MLS