181 Kingsley Dr · Blythewood, SC 29016

$315,645

5 bd · 3.5 ba · 2,635 sqft · SingleFamily · 35 Days on market

Built 2025 Good condition 5,662 sqft lot Est $350k · 10% under $48/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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 +12.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This stunning Rutherford plan features five bedrooms and three-and-one-half bathrooms PLUS LOFT. Enter from your front porch to your foyer, which leads to an eat-in area and kitchen. Kitchen is open to eat in area and the great room. Sit at bar countertop with quartz counters upgraded cabinets and tile backsplash. There are actually two pantries! One quite spacious located just outside the mudroom. The primary suite is found on the main level of this home, featuring an amazing en suite that is spacious including a 5’ shower, double linen closets, a private water closet, dual sinks with a raised vanity and sizeable walk-in closet. Upstairs, you will find a spacious loft space, as well

Key facts

• Bar countertop
• Quartz counters
• Eat in area

Tags

• FRONT PORCH
• EAT IN AREA
• BAR COUNTERTOP
• QUARTZ COUNTERS
• UPGRADED CABINETS
• TILE BACKSPLASH

Property features AI

Finance

• Other: Lot is on a paved road; Lot number 133; Approximately 0.13 acres
• HOA & community: Homeowner association present; Association maintains common areas; Community amenities include playground and pool; New construction builder warranty

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story house; Vinyl exterior finish
• Construction: Slab foundation
• Exterior features: Covered front porch; Covered other porch; Patio; Sprinkler system; Sidewalks in the community

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Quartz countertops; Backsplash; Luxury vinyl plank floors in kitchen; Dishwasher; Disposal; Refrigerator; Microwave (above stove)
• Bedrooms: Master suite on main level with double vanity, private bath, separate shower, walk-in closet and separate water closet; Bedroom 2 on second level with double vanity, shared bath and walk-in closet; Bedroom 3 on second level with double vanity, shared bath and walk-in closet; Bedroom 4 on second level with double vanity, shared bath, walk-in closet, Jack-and-Jill bath; Bedroom 5 on second level with double vanity, shared bath, walk-in closet, Jack-and-Jill bath
• Flooring: Luxury vinyl plank flooring (kitchen specified)
• Bathrooms: Three full bathrooms; One partial (half) bathroom; Main level has one full bath and one half bath
• Heating & cooling: Central cooling with zoned system; Gas heating on first level with zoned system
• Interior features: One fireplace; Tankless hot water heater; Gas water heater; Free-standing, self-cleaning range
• Laundry & utility: Washer/dryer located on main level

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $316k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $316k).
• Recommended offer: $306k (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: Langford Elementary (math 39% / reading 43%, grade F, #276 of 597 statewide, top 48%, 609 students, 64% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 65% FRL vs 38% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+13 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 40% 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 35 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.

Recommended offer $306,175 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $350,455
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1029 Heart Pine Dr	0.67mi	5/3.0	2,720 (+3%)	14mo	$362,900	$133	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

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: $-32,054
• Equity at exit: $47,064

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-3,110
• Equity at exit: $27,291

Cash invested: $88,381 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,655
• Tax est. 1.5%: −$395 /mo · $4,735/yr
• Insurance: −$132
• HOA: −$48
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $299

Break-even live

Break-even rent $2,822

Max offer price $315,645

Occupancy floor 86%

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: $78,911
• Closing costs: $9,469
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
830 Wing Stripe Ct Columbia, SC	5.0	3.5	3044	$2,395	$0.79	3d	1	1.02mi
621 Heron Glen Dr Columbia, SC	4.0	2.5	2195	$2,095	$0.95	3d	1	1.43mi

HOA detail

• Monthly dues: $48 · $576/yr
• Likely covers: water

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-03-27
   listed $315,645 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: $38,399
• − Mortgage interest: −$17,681
• − Property taxes: −$4,735
• − Insurance: −$1,578
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − HOA: −$576
• − Depreciation: −$9,182
• Taxable loss: −$1,497
• Est. tax savings @ 24.0%: +$359
• After-tax cash flow: $3,942/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with no visible damage or wear. It has a good exterior and interior condition, and the landscaping and curb appeal are in good condition. The home has a good resale value and can be enhanced with some exterior painting, landscaping improvements, and kitchen and bathroom upgrades.

Value-add opportunities

• Resale Painting the exterior siding and windowsills — Painting the exterior siding and windowsills can enhance the curb appeal and increase the home's resale value.
• Resale Landscaping improvements — Landscaping improvements can enhance the curb appeal and increase the home's resale value.
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances can enhance the home's appeal and increase its resale value.
• Resale Upgrading the bathrooms with modern fixtures — Upgrading the bathrooms with modern fixtures can enhance the home's appeal and increase its resale value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding and windowsills — Painting the exterior siding and windowsills can enhance the curb appeal and increase the home's resale value. ↑
• Resale Landscaping improvements — Landscaping improvements can enhance the curb appeal and increase the home's resale value. ↑
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances can enhance the home's appeal and increase its resale value. ↑
• Resale Upgrading the bathrooms with modern fixtures — Upgrading the bathrooms with modern fixtures can enhance the home's appeal and increase its resale 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

2 events — show timeline

• 2026-05-01 Pending — Consolidated MLS
• 2026-03-27 Listed $315,645 Consolidated MLS