209 Quiet Side Ct · Blythewood, SC 29016

$299,500

4 bd · 2.5 ba · 2,101 sqft · Land · 151 Days on market

Built 2025 784 sqft lot $79/mo HOA · 3% of rent

---

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 +11.1/30.0
• ARV discount +7.5/15.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW plan for Nextar Homes - The Dedham C! This beautifully designed home features fiber cement siding with stone and board-and-batten accents, complemented by a spacious front porch. Upon entry, a formal dining room is located to the left, with a convenient powder room to the right. The dining room flows seamlessly into the kitchen, which offers soft-close neutral cabinetry, white Moon quartz countertops, and a 5-burner gas range with microwave above. The kitchen opens to the great room, creating an ideal space for entertaining and everyday living. Hardwood stairs lead to the second level, where you’ll find four bedrooms, all featuring ceiling fans, walk-in closets, and carpeting. The

Key facts

• Fiber cement siding
• Front porch
• 5 burner gas stove

Tags

• FIBER CEMENT SIDING
• BEAD AND BATTEN ACCENTS
• FRONT PORCH
• SOFT CLOSE GREY CABINETS
• WHITE MOON QUARTZ COUNTER TOPS
• 5 BURNER GAS STOVE

Property features AI

Finance

• HOA & community: Homeowner association membership; Located in a golf community with community pool; New-construction builder warranty

Exterior

• Parking: Attached garage on the main level with 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation; Green building: NAHB Green Standard and CHiP Home Program
• Exterior features: Fiber cement (HardiePlank) and stone exterior finish; Paved road with private maintenance

Interior

• Kitchen: Eat-in kitchen with island and pantry; Painted cabinets and quartz countertops; Tile backsplash; Recessed lighting
• Bedrooms: Master suite on the second floor with double vanity, private bath, separate shower, walk-in closet, separate water closet, ceiling fan, carpet and luxury vinyl plank flooring; Second bedroom on the second floor with walk-in closet, ceiling fan, carpet; Third bedroom on the second floor with walk-in closet, ceiling fan, carpet; Fourth bedroom on the second floor with walk-in closet, ceiling fan, carpet
• Flooring: Luxury vinyl plank flooring in main living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary bathrooms
• Heating & cooling: Central cooling; Central heating with gas pack
• Interior features: Ceiling fans throughout; Garage door opener; Smoke detector; Attic with pull-down access
• Laundry & utility: Laundry closet (electric) located on the second floor; Tankless and gas water heater; Disposal; Built-in microwave

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (14.4% below list).
• Recommended offer: $257k (14.4% 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: 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; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 32% 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 151 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $256,517 (14.4% 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 151 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 9.7

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-56,233
• Equity at exit: $44,656

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-58,641
• Equity at exit: $25,895

Cash invested: $83,860 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,565 medium
• Mortgage (P&I): −$1,571
• Tax est. 1.5%: −$374 /mo · $4,492/yr
• Insurance: −$125
• HOA: −$79
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-122

Break-even live

Break-even rent $2,720

Max offer price $281,805

Occupancy floor 100%

Sensitivity live

Price	-10% $85	-5% $-19	+0% $-122	+5% $-226	+10% $-329
Rent	-10% $-325	-5% $-224	+0% $-122	+5% $-21	+10% $80
Rate	-1.0pp $29	-0.5pp $-46	base $-122	+0.5pp $-200	+1.0pp $-279

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 21 events

1. 2026-06-18
   days on market $299,500 Active 151 DOM
2. 2026-06-17
   days on market $299,500 Active 150 DOM
3. 2026-06-16
   days on market $299,500 Active 149 DOM
4. 2026-06-15
   days on market $299,500 Active 148 DOM
5. 2026-06-14
   days on market $299,500 Active 146 DOM
6. 2026-06-13
   days on market $299,500 Active 145 DOM
7. 2026-06-10
   days on market $299,500 Active 143 DOM
8. 2026-06-09
   days on market $299,500 Active 142 DOM
9. 2026-06-08
   days on market $299,500 Active 141 DOM
10. 2026-06-07
    days on market $299,500 Active 140 DOM
11. 2026-06-05
    days on market $299,500 Active 137 DOM
12. 2026-06-03
    days on market $299,500 Active 136 DOM
13. 2026-06-03
    days on market $299,500 Active 135 DOM
14. 2026-06-01
    days on market $299,500 Active 134 DOM
15. 2026-05-31
    pricedays on market $299,500 Active 133 DOM
16. 2026-04-22
    status Active
17. 2026-03-03
    status Pending
18. 2026-02-05
    price $312,000
19. 2025-11-30
    price $323,900
20. 2025-11-29
    listed $323,000 Active
21. 2022-12-01
    listed $34,900 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 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $30,782
• − Mortgage interest: −$16,777
• − Property taxes: −$4,492
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − HOA: −$948
• − Depreciation: −$8,713
• Taxable loss: −$6,570
• Est. tax savings @ 24.0%: +$1,577
• After-tax cash flow: $109/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

+794.0% since first listed

6 events — show timeline

• 2026-04-22 Relisted — Consolidated MLS
• 2026-03-03 Pending — Consolidated MLS
• 2026-02-05 Price Changed $312,000 Consolidated MLS
• 2025-11-30 Price Changed $323,900 Consolidated MLS
• 2025-11-29 Listed $323,000 Consolidated MLS
• 2022-12-01 Listed $34,900 Consolidated MLS