234 Kingsley Dr · Blythewood, SC 29016

$269,909

3 bd · 2.0 ba · 1,548 sqft · SingleFamily · 37 Days on market

Built 2026 Excellent condition 5,662 sqft lot $48/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 +13.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.1/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Brunswick, a spacious single-story home designed for both style and convenience! It offers great curb appeal with a front porch, stone accents at the garage, and decorative siding. Step inside to find high vaulted ceilings and an open-concept floor plan, with a dinette area or flex room off the entry that flows seamlessly into the kitchen and great room, both featuring soaring vaulted ceilings. The great room extends to a covered rear porch, perfect for indoor-outdoor living. This three-bedroom home includes a primary suite with vaulted ceilings and an upgraded bath featuring a garden tub, dual-sink vanity, and a generous walk-in closet. Two secondary bedrooms share a well-appointed hall bath with a linen closet and a private door separating the vanity area from the shower and toiletideal for busy mornings. A roomy mudroom with laundry space sits just off the two-car garage for everyday ease. The kitchen features an upgraded appliance package, cabinets with soft-close doors, and a countertop-height bar for seating. With thoughtful details throughout, the Brunswick combines comfort, function, and style in one smart design.

Key facts

• Front porch
• Primary suite
• Stone accents

Tags

• FRONT PORCH
• STONE ACCENTS
• HIGH VAULTED CEILINGS
• OPEN-CONCEPT FLOOR PLAN
• COVERED REAR PORCH
• PRIMARY SUITE

Property features AI

Finance

• Other: Community pool; New construction builder warranty; Neighborhood sidewalks
• HOA & community: Homeowners association present; Association maintains common areas and offers playground and pool

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; Gas water heater (utility: gas)
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Covered back porch; Sprinkler system; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Eat-in kitchen with island and pantry; Quartz countertops; Backsplash (other); Recessed lighting; Dishwasher; Microwave above stove; Free-standing gas range, self-cleaning
• Bedrooms: Master bedroom on main level with double vanity, separate shower, walk-in closet; Bedroom 2 on main level with walk-in closet (shared bath); Bedroom 3 on main level with walk-in closet (shared bath)
• Flooring: Luxury vinyl plank flooring in great room and kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Gas heating on first level
• Interior features: Smoke detector; Attic with pull-down access; Vaulted ceilings in master bedroom and formal dining room; Vaulted great room
• Laundry & utility: Washer and dryer area on main level; Disposal; Tankless gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $10 ($118/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 $243k (9.8% below list).
• Recommended offer: $243k (9.8% 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); 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: 657 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 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 $8k 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 ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $243,431 (9.8% 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 10% 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: 0.90% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 9.2

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-43,045
• Equity at exit: $40,244

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-36,408
• Equity at exit: $23,337

Cash invested: $75,575 (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: 657
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,434 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,049/yr
• Insurance: −$112
• HOA: −$48
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $10

Break-even live

Break-even rent $2,422

Max offer price $269,909

Occupancy floor 95%

Sensitivity live

Price	-10% $196	-5% $103	+0% $10	+5% $-83	+10% $-177
Rent	-10% $-182	-5% $-86	+0% $10	+5% $106	+10% $202
Rate	-1.0pp $146	-0.5pp $78	base $10	+0.5pp $-60	+1.0pp $-131

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: $67,477
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Joshua Tree Ct Blythewood, SC	3.0	2.5	1731	$1,945	$1.12	25d	1	0.65mi
562 Vintage Pine Dr Blythewood, SC	3.0	2.0	1814	$2,195	$1.21	25d	1	0.75mi
9641 Farrow Rd Columbia, SC	2.0–3.0	2.0	1179	$1,872	$1.59	4d	32	1.11mi
1800 Killian Lakes Dr Columbia, SC	1.0–3.0	1.0–2.5	1401	$2,657	$1.90	4d	47	1.28mi
61 Bluebead Ct Columbia, SC	4.0	2.0	1515	$2,249	$1.48	5d	1	1.36mi
621 Heron Glen Dr Columbia, SC	4.0	2.5	2195	$2,095	$0.95	5d	1	1.43mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	5d	1	1.47mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 4 events

1. 2026-05-02
   price $269,909 1154-char remark

   Show marketing remark (1154 chars)

   Welcome to the Brunswick, a spacious single-story home designed for both style and convenience! It offers great curb appeal with a front porch, stone accents at the garage, and decorative siding. Step inside to find high vaulted ceilings and an open-concept floor plan, with a dinette area or flex room off the entry that flows seamlessly into the kitchen and great room, both featuring soaring vaulted ceilings. The great room extends to a covered rear porch, perfect for indoor-outdoor living. This three-bedroom home includes a primary suite with vaulted ceilings and an upgraded bath featuring a garden tub, dual-sink vanity, and a generous walk-in closet. Two secondary bedrooms share a well-appointed hall bath with a linen closet and a private door separating the vanity area from the shower and toiletideal for busy mornings. A roomy mudroom with laundry space sits just off the two-car garage for everyday ease. The kitchen features an upgraded appliance package, cabinets with soft-close doors, and a countertop-height bar for seating. With thoughtful details throughout, the Brunswick combines comfort, function, and style in one smart design.

2. 2026-05-02
   price $269,909

   Show marketing remark (1154 chars)

   Welcome to the Brunswick, a spacious single-story home designed for both style and convenience! It offers great curb appeal with a front porch, stone accents at the garage, and decorative siding. Step inside to find high vaulted ceilings and an open-concept floor plan, with a dinette area or flex room off the entry that flows seamlessly into the kitchen and great room, both featuring soaring vaulted ceilings. The great room extends to a covered rear porch, perfect for indoor-outdoor living. This three-bedroom home includes a primary suite with vaulted ceilings and an upgraded bath featuring a garden tub, dual-sink vanity, and a generous walk-in closet. Two secondary bedrooms share a well-appointed hall bath with a linen closet and a private door separating the vanity area from the shower and toiletideal for busy mornings. A roomy mudroom with laundry space sits just off the two-car garage for everyday ease. The kitchen features an upgraded appliance package, cabinets with soft-close doors, and a countertop-height bar for seating. With thoughtful details throughout, the Brunswick combines comfort, function, and style in one smart design.

3. 2026-04-22
   listed $262,000 Active
4. 2026-04-08
   listed $264,909 Active 1154-char remark

   Show marketing remark (1154 chars)

   Welcome to the Brunswick, a spacious single-story home designed for both style and convenience! It offers great curb appeal with a front porch, stone accents at the garage, and decorative siding. Step inside to find high vaulted ceilings and an open-concept floor plan, with a dinette area or flex room off the entry that flows seamlessly into the kitchen and great room, both featuring soaring vaulted ceilings. The great room extends to a covered rear porch, perfect for indoor-outdoor living. This three-bedroom home includes a primary suite with vaulted ceilings and an upgraded bath featuring a garden tub, dual-sink vanity, and a generous walk-in closet. Two secondary bedrooms share a well-appointed hall bath with a linen closet and a private door separating the vanity area from the shower and toiletideal for busy mornings. A roomy mudroom with laundry space sits just off the two-car garage for everyday ease. The kitchen features an upgraded appliance package, cabinets with soft-close doors, and a countertop-height bar for seating. With thoughtful details throughout, the Brunswick combines comfort, function, and style in one smart design.

ⓘ 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: $29,212
• − Mortgage interest: −$15,119
• − Property taxes: −$4,049
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − HOA: −$576
• − Depreciation: −$7,852
• Taxable loss: −$4,407
• Est. tax savings @ 24.0%: +$1,058
• After-tax cash flow: $1,176/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 · 6 photos

Excellent 95/100 None rehab

This single-story home is in excellent condition with a spacious floor plan and modern amenities. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal.

Value-add opportunities

• Resale Painting the exterior — Fresh paint can enhance curb appeal and home value
• Resale Landscaping improvements — Enhanced landscaping can attract more buyers
• Both Add a smart home system — Modern technology can increase both resale and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Fresh paint can enhance curb appeal and home value ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more buyers ↑
• Both Add a smart home system — Modern technology can increase both resale and rental appeal ↑

ⓘ 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

+1.9% since first listed

4 events — show timeline

• 2026-05-02 Price Changed $269,909 Zillow
• 2026-05-02 Price Changed $269,909 Consolidated MLS
• 2026-04-22 Listed $262,000 Consolidated MLS
• 2026-04-08 Listed $264,909 Zillow