290 Windfall Rd · Blythewood, SC 29016

$281,000

3 bd · 2.0 ba · 1,548 sqft · SingleFamily · 104 Days on market

Built 2021 Est $240k · 17% over

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Why this score? — see what drove the F 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 +12.2/30.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 290 Windfall Road — where comfort, space, and everyday functionality come together. This beautifully maintained home provides an inviting layout designed for both relaxed living and effortless entertaining. Step inside to discover light-filled living spaces, generous room sizes, and a seamless flow that makes this home feel both open and cozy. The kitchen serves as the heart of the home, featuring ample cabinetry and workspace—perfect for hosting gatherings or enjoying quiet family meals. The primary suite provides a peaceful retreat with plenty of space to unwind, while additional bedrooms provide flexibility for guests, a home office, or growing households. Outside,

Key facts

• Spacious yard
• Ample cabinetry
• 2 garage spots

Tags

• LIGHT FILLED LIVING SPACES
• AMPLE CABINETRY
• SPACIOUS YARD
• MAJOR COMMUTER ROUTES

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Full wood privacy fence in rear (privacy fencing)

Interior

• Kitchen: Kitchen island; Granite countertops; Smooth-surface range; Microwave (above stove); Dishwasher; Garbage disposal
• Bedrooms: Main-level primary bedroom with double vanity, garden tub, freestanding tub, and walk-in closet; Secondary bedrooms with walk-in closets and ceiling fans (Jack-and-Jill bath configuration)
• Flooring: Luxury vinyl plank in main living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings in living area; Ceiling fans in living area and bedrooms; Luxury vinyl plank flooring in living area; Carpeted bedrooms; Gas log (natural) fireplace; Smooth-surface range; Island and granite countertops in the kitchen; Heated laundry space
• Laundry & utility: Washer and dryer included; Heated laundry space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $281k.

Deal economics

• At list price, monthly cash flow is $-54 ($-650/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (15.0% below list).
• Recommended offer: $239k (15.0% 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; 3 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 30% 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 104 days — a 9% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $238,954 (15.0% 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 104 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $239,940
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Potters View Rd	0.62mi	3/2.0	1,679 (+8%)	13mo	$260,000	$155	46

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-48,949
• Equity at exit: $41,898

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-46,922
• Equity at exit: $24,296

Cash invested: $78,680 (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: $2,390 medium
• Mortgage (P&I): −$1,474
• Tax est. 1.5%: −$351 /mo · $4,215/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-54

Break-even live

Break-even rent $2,458

Max offer price $273,158

Occupancy floor 97%

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: $70,250
• Closing costs: $8,430
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	23d	1	0.29mi
562 Vintage Pine Dr Blythewood, SC	3.0	2.0	1814	$2,195	$1.21	23d	1	0.31mi
61 Bluebead Ct Columbia, SC	4.0	2.0	1515	$2,249	$1.48	3d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $281,000 Active 104 DOM
2. 2026-06-17
   days on market $281,000 Active 103 DOM
3. 2026-06-16
   days on market $281,000 Active 102 DOM
4. 2026-06-15
   days on market $281,000 Active 101 DOM
5. 2026-06-14
   days on market $281,000 Active 99 DOM
6. 2026-06-13
   days on market $281,000 Active 98 DOM
7. 2026-06-10
   days on market $281,000 Active 96 DOM
8. 2026-06-09
   days on market $281,000 Active 95 DOM
9. 2026-06-08
   days on market $281,000 Active 94 DOM
10. 2026-06-07
    days on market $281,000 Active 93 DOM
11. 2026-06-05
    days on market $281,000 Active 90 DOM
12. 2026-06-03
    days on market $281,000 Active 89 DOM
13. 2026-06-03
    days on market $281,000 Active 88 DOM
14. 2026-06-01
    days on market $281,000 Active 87 DOM
15. 2026-05-31
    days on market $281,000 Active 86 DOM
16. 2026-05-12
    price $281,000
17. 2026-03-07
    listed $286,000 Active
18. 2023-11-15
    status Pending
19. 2023-10-03
    status Active
20. 2023-09-20
    status Pending
21. 2023-09-01
    price $255,000
22. 2023-08-16
    listed $265,000 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: $28,674
• − Mortgage interest: −$15,740
• − Property taxes: −$4,215
• − Insurance: −$1,405
• − Repairs & maintenance: −$2,294
• − Management: −$2,294
• − Depreciation: −$8,175
• Taxable loss: −$5,448
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $657/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

+6.0% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $281,000 Consolidated MLS
• 2026-03-07 Listed $286,000 Consolidated MLS
• 2023-11-15 Pending — Consolidated MLS
• 2023-10-03 Relisted — Consolidated MLS
• 2023-09-20 Pending — Consolidated MLS
• 2023-09-01 Price Changed $255,000 Consolidated MLS
• 2023-08-16 Listed $265,000 Consolidated MLS