1192 Deep Creek Rd · Blythewood, SC 29016

$337,500

4 bd · 2.5 ba · 2,641 sqft · SingleFamily · 48 Days on market

Built 2022 Good condition 6,098 sqft lot $50/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 +11.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained, like new home in the highly sought after Blythewood Farms community! Built in 2022, this spacious 4 bedroom, 2.5 bathroom home offers modern design, a thoughtful layout, and stylish finishes throughout. Step inside to find a versatile flex space on the main level; perfect for a home office, playroom, or sitting area, alongside a formal dining room ideal for hosting gatherings. The heart of the home is the open-concept kitchen, featuring beautiful granite countertops, ample cabinet space, and room to entertain with ease. Upstairs, you’ll find four generously sized bedrooms, including a comfortable primary suite complete with his-and-hers closets,

Key facts

• Open-concept kitchen
• Backyard
• Covered back patio

Tags

• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• COVERED BACK PATIO
• BACKYARD

Property features AI

Finance

• Other: Community pool; Cable TV available; Surround sound wiring; Community sidewalks
• HOA & community: Homeowners association present; Association maintains common areas, pool, sidewalks and street lights

Exterior

• Parking: Attached 2-car garage; Total of 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home
• Construction: Vinyl exterior finish; Slab foundation
• Exterior features: Covered back porch; Full gutters; Sprinkler system; Privacy wood fence at rear; Paved road access

Interior

• Kitchen: Eat-in kitchen with island; Granite backsplash; Painted cabinets; Recessed lighting; Luxury vinyl plank flooring; Dishwasher; Disposal; Microwave above stove; Refrigerator; Range (free-standing, smooth surface, self-cleaning)
• Bedrooms: Master suite with double vanity, garden tub, separate shower, private water closet, his-and-hers closet, walk-in closet, vaulted/high ceilings, ceiling fan, carpeted floors (master on second level); Second bedroom with shared tub/shower, high ceilings, private closet, carpeted floors (second level); Third bedroom with shared tub/shower, ceiling fan, private closet, carpeted floors (second level); Fourth bedroom with shared tub/shower, ceiling fan, private closet, carpeted floors (second level)
• Flooring: Carpet in bedrooms; Luxury vinyl plank in main living areas and kitchen
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom; Master bathroom with double vanity, garden tub and separate shower
• Heating & cooling: Split system cooling; Gas heating on first and second levels; Split system heating
• Interior features: Ceiling fans; Garage door opener; Smoke detector; Attic with pull-down access; Gas log (natural) fireplace; Free-standing, self-cleaning, smooth-surface range
• Laundry & utility: Washer/dryer area on second level; Laundry connections for electric and gas; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $338k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (14.7% below list).
• Recommended offer: $288k (14.7% 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: Langford Elementary (math 39% / reading 43%, grade F, #276 of 597 statewide, top 48%, 609 students, 64% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• Zoned-school proficiency averages 62% at this address vs 41% district-wide (+20 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 leasing fast (median 11d 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 36% 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 $10k 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 48 days — a 3% lower offer ($327k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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, 64% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,754 (14.7% 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 48 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 0.85% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 9.8

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-61,566
• Equity at exit: $50,322

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-62,259
• Equity at exit: $29,181

Cash invested: $94,500 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,878 high
• Mortgage (P&I): −$1,770
• Tax est. 1.5%: −$422 /mo · $5,062/yr
• Insurance: −$141
• HOA: −$50
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-109

Break-even live

Break-even rent $3,016

Max offer price $321,709

Occupancy floor 99%

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: $84,375
• Closing costs: $10,125
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Honey Hill Way Blythewood, SC	4.0	2.5	1926	$2,750	$1.43	11d	1	0.13mi
18 Iron Horse Ct Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	2d	1	0.26mi
948 Beaufort Farm Rd Blythewood, SC	3.0	2.5	1986	$2,200	$1.11	2d	1	0.34mi
232 Boulder Ridge Loop Blythewood, SC	4.0	2.5	1902	$2,299	$1.21	14d	1	0.35mi
254 Boulder Ridge Loop Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	3d	1	0.37mi
620 Stono DR Blythewood, SC	5.0	3.0	2334	$2,350	$1.01	14d	1	1.28mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 19 events

1. 2026-06-18
   days on market $337,500 Active 48 DOM
2. 2026-06-17
   days on market $337,500 Active 47 DOM
3. 2026-06-16
   days on market $337,500 Active 46 DOM
4. 2026-06-15
   days on market $337,500 Active 45 DOM
5. 2026-06-14
   days on market $337,500 Active 43 DOM
6. 2026-06-13
   days on market $337,500 Active 42 DOM
7. 2026-06-10
   days on market $337,500 Active 40 DOM
8. 2026-06-09
   days on market $337,500 Active 39 DOM
9. 2026-06-08
   days on market $337,500 Active 38 DOM
10. 2026-06-07
    days on market $337,500 Active 37 DOM
11. 2026-06-05
    days on market $337,500 Active 34 DOM
12. 2026-06-03
    days on market $337,500 Active 33 DOM
13. 2026-06-03
    days on market $337,500 Active 32 DOM
14. 2026-06-01
    days on market $337,500 Active 31 DOM
15. 2026-05-31
    days on market $337,500 Active 30 DOM
16. 2026-05-15
    price $337,500
17. 2026-05-01
    listed $340,000 Active
18. 2021-09-03
    historical
19. 2021-09-03
    listed $307,524 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $34,530
• − Mortgage interest: −$18,905
• − Property taxes: −$5,062
• − Insurance: −$1,688
• − Repairs & maintenance: −$2,762
• − Management: −$2,762
• − HOA: −$600
• − Depreciation: −$9,818
• Taxable loss: −$7,068
• Est. tax savings @ 24.0%: +$1,696
• After-tax cash flow: $387/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, modern home in Blythewood Farms offers a good condition with minimal repairs needed. It's ready for a new owner to move in and enjoy.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value
• Both paint interior — enhances interior appearance and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds value ↑
• Both paint interior — enhances interior appearance and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+9.7% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $337,500 Consolidated MLS
• 2026-05-01 Listed $340,000 Consolidated MLS
• 2021-09-03 Delisted — Consolidated MLS
• 2021-09-03 Listed $307,524 Consolidated MLS