126 Creekside Cottage Ct · Blythewood, SC 29016

$259,900

4 bd · 3.0 ba · 1,537 sqft · Land · 40 Days on market

Built 2026 6,534 sqft lot $79/mo HOA · 3% 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• 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 Nextar Homes Floor Plan The Bourne A (1537 sq ft). Beautiful two-story new construction home with fiber-cement siding and a welcoming front porch, located on a quiet cul-de-sac. The Main level offers a spacious kitchen featuring granite countertops, designer staggered cabinets, pantry and island, dining area, and large great room, plus a flexible 4th bedroom/office with a full bath nearby. 9ft ceilings on main level. Luxury vinyl flooring extends throughout all main-level living areas and bathrooms, with carpet on the stairs, hallway, and bedrooms. Upstairs features the primary suite with a private bath including double vanity and a separate shower & separate water closet, along w

Key facts

• Flexible 4th bedroom
• Spacious kitchen
• Fiber-cement siding

Tags

• FIBER-CEMENT SIDING
• WELCOMING FRONT PORCH
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• DESIGNER STAGGERED CABINETS
• FLEXIBLE 4TH BEDROOM

Property features AI

Finance

• Other: Located in a golf community with community pool; Cable TV available; New construction builder warranty
• HOA & community: Homeowners association (association exists); Association maintains common areas and roads; Community amenities include a boat ramp

Exterior

• Parking: Attached 1-car garage (main level)
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Covered front porch; Deck; Sprinkler system; Fiber cement (HardiePlank) and stone exterior

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Granite countertops; Painted cabinets; Recessed lighting; Luxury vinyl plank flooring; Microwave above stove; Dishwasher; Disposal; Free-standing smooth-surface range
• Bedrooms: Master bedroom (second floor) with cathedral ceilings, double vanity, private bath with separate shower and water closet, walk-in closet, ceiling fan, and carpeted floors; Bedroom 2 (second floor) with shared bath, private closet, and carpeted floors; Bedroom 3 (second floor) with shared bath, walk-in closet, and carpeted floors; Bedroom 4 (main level) with shared bath, walk-in closet, and carpeted floors
• Flooring: Carpet in bedrooms; Luxury vinyl plank in kitchen, great room, and formal dining area
• Bathrooms: Three full bathrooms total; One main-level full bath; Two secondary full baths
• Heating & cooling: Central air conditioning; Central heating with gas pack
• Interior features: Ceiling fans; Garage door opener; Smoke detector; Attic access; Dishwasher; Disposal; Microwave above stove; Tankless water heater; Gas water heater; Free-standing smooth-surface range
• Laundry & utility: Second-floor laundry closet with electric hookup; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $260k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% 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 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 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 $8k 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 40 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.

Recommended offer $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.03% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.1

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-26,389
• Equity at exit: $38,752

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-2,482
• Equity at exit: $22,471

Cash invested: $72,772 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,684 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$79
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $246

Break-even live

Break-even rent $2,374

Max offer price $259,900

Occupancy floor 86%

Sensitivity live

Price	-10% $425	-5% $335	+0% $246	+5% $156	+10% $66
Rent	-10% $33	-5% $139	+0% $246	+5% $352	+10% $458
Rate	-1.0pp $376	-0.5pp $312	base $246	+0.5pp $178	+1.0pp $110

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Glendevon Ct Columbia, SC	5.0	2.5	2050	$2,500	$1.22	24d	1	1.21mi
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	15d	1	1.34mi
223 Sunny Hill DR Blythewood, SC	3.0	3.5	1892	$2,495	$1.32	3d	1	1.37mi
2108 Wilkinson Dr Columbia, SC	4.0	2.5	2181	$2,139	$0.98	3d	1	1.43mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	15d	1	1.45mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	24d	1	1.45mi

HOA detail

• Monthly dues: $79 · $948/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-18
   days on market $259,900 Active 40 DOM
2. 2026-06-18
   price $259,900 Active 39 DOM
3. 2026-06-17
   days on market $270,000 Active 39 DOM
4. 2026-06-16
   days on market $270,000 Active 38 DOM
5. 2026-06-15
   days on market $270,000 Active 37 DOM
6. 2026-06-14
   days on market $270,000 Active 35 DOM
7. 2026-06-13
   days on market $270,000 Active 34 DOM
8. 2026-06-10
   days on market $270,000 Active 32 DOM
9. 2026-06-09
   days on market $270,000 Active 31 DOM
10. 2026-06-08
    days on market $270,000 Active 30 DOM
11. 2026-06-07
    days on market $270,000 Active 29 DOM
12. 2026-06-05
    days on market $270,000 Active 26 DOM
13. 2026-06-03
    days on market $270,000 Active 25 DOM
14. 2026-06-03
    days on market $270,000 Active 24 DOM
15. 2026-06-01
    days on market $270,000 Active 23 DOM
16. 2026-05-31
    days on market $270,000 Active 22 DOM
17. 2026-05-09
    listed $270,000 Active
18. 2022-12-01
    listed $39,900 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: $32,212
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − HOA: −$948
• − Depreciation: −$7,561
• Taxable loss: −$1,207
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $3,236/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

+576.7% since first listed

2 events — show timeline

• 2026-05-09 Listed $270,000 Consolidated MLS
• 2022-12-01 Listed $39,900 Consolidated MLS