217 Wading Bird Loop · Blythewood, SC 29016

$378,500

4 bd · 4.0 ba · 2,307 sqft · SingleFamily public records · 176 Days on market

Built 2020 0.25 ac lot $63/mo HOA · 2% 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 +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 217 Wading Bird Loop in the established Weston Woods community. A beautifully maintained 4-bedroom, 3.5-bath home where the seller is including a 1-year home warranty for added peace of mind. With a highly desirable layout featuring two primary suites, this home is perfect for multi-generational living, guest accommodations, or anyone needing flexible space. Step inside and enjoy the open-concept design, which offers an easy flow between the living area and kitchen. Ideal for everyday life and entertaining, the spacious kitchen includes generous cabinet storage, ample counter space, and direct access to the walk-in laundry room with added cabinetry to keep everything organized. T

Key facts

• Open-concept design
• Spacious kitchen
• Two primary suites

Tags

• TWO PRIMARY SUITES
• OPEN-CONCEPT DESIGN
• SPACIOUS KITCHEN
• WALK-IN LAUNDRY ROOM
• SCREENED-IN BACK PORCH

Property features AI

Finance

• HOA & community: Homeowners association present; association fee includes access to a pool

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Partial brick exterior above foundation; Paved road access

Interior

• Kitchen: Kitchen island; Laminate flooring in kitchen
• Bedrooms: Primary suite on main level with garden tub, separate shower, ceiling fan, and carpeted floors; Three additional bedrooms on second level with carpeted floors
• Flooring: Carpet in bedrooms; Laminate flooring in living room and kitchen
• Bathrooms: Three full bathrooms; One partial/half bathroom; One main-level full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in range; Ceiling fan in living room; Family room on main level
• Laundry & utility: Laundry on main level in heated space

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $378k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (14.4% below list).
• Recommended offer: $324k (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: Bethel-Hanberry Elementary (math 48% / reading 49%, grade D, #193 of 597 statewide, top 33%, 759 students, 56% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 61% FRL vs 38% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 41% district-wide (+17 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% 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 $3k of loan paydown is wiped out by about $11k 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 176 days — a 12% lower offer ($333k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $324,000 (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 176 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: 5.92%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• 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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-68,833
• Equity at exit: $56,436

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-69,353
• Equity at exit: $32,726

Cash invested: $105,980 (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: $3,240 medium
• Mortgage (P&I): −$1,985
• Tax est. 1.5%: −$473 /mo · $5,678/yr
• Insurance: −$158
• HOA: −$63
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $-119

Break-even live

Break-even rent $3,391

Max offer price $361,262

Occupancy floor 99%

Sensitivity live

Price	-10% $142	-5% $12	+0% $-119	+5% $-250	+10% $-381
Rent	-10% $-375	-5% $-247	+0% $-119	+5% $9	+10% $137
Rate	-1.0pp $71	-0.5pp $-23	base $-119	+0.5pp $-217	+1.0pp $-317

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: $94,625
• Closing costs: $11,355
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
434 Rocky Bark Ln Blythewood, SC	5.0	2.5	3200	$3,200	$1.00	4d	1	0.26mi
563 Roseridge Dr Blythewood, SC	5.0	3.0	2555	$3,619	$1.42	3d	1	0.85mi
562 Vintage Pine Dr Blythewood, SC	3.0	2.0	1814	$2,195	$1.21	24d	1	1.38mi
312 Joshua Tree Ct Blythewood, SC	3.0	2.5	1731	$1,945	$1.12	24d	1	1.50mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 27 events

1. 2026-06-18
   days on market $378,500 Active 176 DOM
2. 2026-06-17
   days on market $378,500 Active 175 DOM
3. 2026-06-16
   days on market $378,500 Active 174 DOM
4. 2026-06-15
   days on market $378,500 Active 173 DOM
5. 2026-06-14
   days on market $378,500 Active 171 DOM
6. 2026-06-13
   days on market $378,500 Active 170 DOM
7. 2026-06-10
   days on market $378,500 Active 168 DOM
8. 2026-06-09
   days on market $378,500 Active 167 DOM
9. 2026-06-08
   days on market $378,500 Active 166 DOM
10. 2026-06-07
    days on market $378,500 Active 165 DOM
11. 2026-06-05
    days on market $378,500 Active 162 DOM
12. 2026-06-03
    days on market $378,500 Active 161 DOM
13. 2026-06-03
    days on market $378,500 Active 160 DOM
14. 2026-06-01
    days on market $378,500 Active 159 DOM
15. 2026-05-31
    days on market $378,500 Active 158 DOM
16. 2026-02-11
    price $378,500
17. 2025-12-24
    listed $380,000 Active
18. 2023-09-01
    soldstatus $360,000
19. 2023-08-12
    status Pending
20. 2023-07-30
    historical Active - Contingent
21. 2023-07-06
    price $360,000
22. 2023-06-21
    listed $366,000 Active
23. 2023-06-12
    soldstatus $311,800
24. 2020-07-09
    historical
25. 2020-04-09
    price $250,000
26. 2020-04-04
    price $251,000
27. 2020-03-28
    listed $250,000 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $38,880
• − Mortgage interest: −$21,202
• − Property taxes: −$5,678
• − Insurance: −$1,892
• − Repairs & maintenance: −$3,110
• − Management: −$3,110
• − HOA: −$756
• − Depreciation: −$11,011
• Taxable loss: −$7,880
• Est. tax savings @ 24.0%: +$1,891
• After-tax cash flow: $462/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

+51.4% since first listed

12 events — show timeline

• 2026-02-11 Price Changed $378,500 Consolidated MLS
• 2025-12-24 Listed $380,000 Consolidated MLS
• 2023-09-01 Sold (Public Records) $360,000 Public Records
• 2023-08-12 Pending — Consolidated MLS
• 2023-07-30 Contingent — Consolidated MLS
• 2023-07-06 Price Changed $360,000 Consolidated MLS
• 2023-06-21 Listed $366,000 Consolidated MLS
• 2023-06-12 Sold (Public Records) $311,800 Public Records
• 2020-07-09 Delisted — Consolidated MLS
• 2020-04-09 Price Changed $250,000 Consolidated MLS
• 2020-04-04 Price Changed $251,000 Consolidated MLS
• 2020-03-28 Listed $250,000 Consolidated MLS

Property tax history

-3.8%/yr

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