93 Dogwood Cottage Ct · Blythewood, SC 29016

$289,000

3 bd · 2.5 ba · 1,803 sqft · Land · 37 Days on market

Built 2026 0.25 ac 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Nextar Homes Plan The Chatham D (1803 sq ft). Beautiful two story home on a large 1/4 acre lot on cul-de-sac! Featuring fiber cement siding and a large front porch perfect for relaxing. The main level offers a spacious open Great Room, dining area, and large kitchen with granite counters, stainless appliances, corner pantry, and a window at kitchen sink overlooking the backyard. 9 ft ceilings on main level. LVP flooring throughout main living areas and all baths; carpet in bedrooms and on stairs. Convenient powder room for guests. Upstairs features a beautiful owners suite with tray ceiling, private bath with double vanity, separate shower, and walk in closet. Two additional bedrooms sh

Key facts

• Large front porch
• Fiber cement siding
• Stainless appliances

Tags

• FIBER CEMENT SIDING
• LARGE FRONT PORCH
• SPACIOUS OPEN GREAT ROOM
• GRANITE COUNTERS
• STAINLESS APPLIANCES
• CORNER PANTRY

Property features AI

Finance

• Other: Located in a golf community with access to a community pool; New construction builder warranty
• HOA & community: Community association in place; Association covers common area maintenance, road maintenance, and a community boat ramp

Exterior

• Parking: Attached garage with 1 garage space (garage on main level)
• Utilities: Public water; Public sewer
• Home design: Two-story property
• Construction: Slab foundation
• Exterior features: Covered front porch; Deck; Sprinkler system; Fiber cement (Hardy Plank) and stone exterior finish; Private maintenance road

Interior

• Kitchen: Eat-in kitchen; Pantry; Granite countertops; Painted cabinets; Luxury vinyl plank flooring
• Bedrooms: Master suite with private bath, separate shower, walk-in closet, tray ceilings, ceiling fan, and carpet (located on the second level); Second bedroom with walk-in closet, Jack-and-Jill bath, private closet and carpet (located on the second level); Third bedroom with Jack-and-Jill bath, private closet and carpet (located on the second level)
• Flooring: Carpet in bedrooms; Luxury vinyl plank in main living areas and formal dining
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary baths
• Heating & cooling: Central cooling; Central heating with gas pack
• Interior features: Ceiling fans; Garage door opener; Smoke detector; Attic access; Tankless hot water; Gas water heater; Free-standing smooth-surface range; Dishwasher; Disposal; Microwave above the stove; Recessed lighting
• Laundry & utility: Electric laundry hook-up in heated space (laundry area located on the second level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $289k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $242k (16.3% below list).
• Recommended offer: $242k (16.3% 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; 7 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 31% 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 37 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $93k; list at $289k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $241,767 (16.3% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.0

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-39,957
• Equity at exit: $43,091

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-26,177
• Equity at exit: $24,987

Cash invested: $80,920 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,418 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$86 /mo · $1,029/yr
• Insurance: −$120
• HOA: −$79
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $109

Break-even live

Break-even rent $2,279

Max offer price $289,000

Occupancy floor 90%

Sensitivity live

Price	-10% $273	-5% $191	+0% $109	+5% $27	+10% $-54
Rent	-10% $-82	-5% $14	+0% $109	+5% $205	+10% $300
Rate	-1.0pp $255	-0.5pp $183	base $109	+0.5pp $34	+1.0pp $-42

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	15d	1	1.27mi
2108 Wilkinson Dr Columbia, SC	4.0	2.5	2181	$2,139	$0.98	3d	1	1.34mi
223 Sunny Hill DR Blythewood, SC	3.0	3.5	1892	$2,495	$1.32	3d	1	1.38mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	15d	1	1.40mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	24d	1	1.40mi
1069 Coralbean Way Columbia, SC	3.0	2.0	1256	$1,699	$1.35	24d	1	1.41mi
5324 Hard Scrabble Rd Blythewood, SC	1.0–2.0	1.0–2.0	992	$1,915	$1.93	3d	59	1.44mi

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 17 events

1. 2026-06-18
   days on market $289,000 Active 37 DOM
2. 2026-06-17
   days on market $289,000 Active 36 DOM
3. 2026-06-16
   days on market $289,000 Active 35 DOM
4. 2026-06-15
   days on market $289,000 Active 34 DOM
5. 2026-06-14
   days on market $289,000 Active 32 DOM
6. 2026-06-13
   days on market $289,000 Active 31 DOM
7. 2026-06-10
   days on market $289,000 Active 29 DOM
8. 2026-06-09
   days on market $289,000 Active 28 DOM
9. 2026-06-08
   days on market $289,000 Active 27 DOM
10. 2026-06-07
    days on market $289,000 Active 26 DOM
11. 2026-06-05
    days on market $289,000 Active 23 DOM
12. 2026-06-03
    days on market $289,000 Active 22 DOM
13. 2026-06-03
    days on market $289,000 Active 21 DOM
14. 2026-06-01
    days on market $289,000 Active 20 DOM
15. 2026-05-31
    days on market $289,000 Active 19 DOM
16. 2026-05-12
    listed $289,000 Active
17. 2025-06-09
    soldstatus $93,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,029 · $86/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$618/yr (+$52/mo · 60.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 66% 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: $29,012
• − Mortgage interest: −$16,188
• − Property taxes: −$1,029
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − HOA: −$948
• − Depreciation: −$8,407
• Taxable loss: −$3,648
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $2,186/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

+210.8% since first listed

2 events — show timeline

• 2026-05-12 Listed $289,000 Consolidated MLS
• 2025-06-09 Sold (Public Records) $93,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,029 · -5.0% YoY. Source: county tax records.