72 Black Kettle Ct · Blythewood, SC 29016

$295,000

4 bd · 3.0 ba · 2,202 sqft · SingleFamily public records · 34 Days on market

Built 2016 0.52 ac lot Est $275k · 7% over $20/mo HOA · 1% 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 +26.5/30.0
• DSCR +9.0/10.0
• 1% rule +6.5/10.0
• ARV discount +4.3/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Are you looking to be zoned for one of the top high schools in the district, Blythewood High School, while still enjoying privacy and peaceful country living? Welcome to 72 Black Kettle Court in the desirable Blythecreek community of Blythewood! Situated on a spacious . 52-acre corner cul-de-sac lot — one of the largest lots in the community — this beautifully maintained 4-bedroom, 2.5-bath traditional home offers the perfect blend of comfort, space, and privacy with no close neighbors nearby. With over 2,000 square feet of living space, the inviting floor plan features a cozy great room with a gas log fireplace, an eat-in kitchen with granite countertops, pantry, and smooth sur

Key facts

• Large backyard
• 0.52 acre lot
• 2 garage spots

Tags

• ZONED FOR TOP HIGH SCHOOLS
• SPACIOUS CORNER CUL-DE-SAC LOT
• LARGE BACKYARD
• OUTDOOR LIVING ON PATIO
• RICHLAND TWO SCHOOL DISTRICT

Property features AI

Finance

• HOA & community: Homeowners association present; Association maintains common areas and green areas

Exterior

• Parking: Attached garage (2 cars); Total of 4 parking spaces; Garage at main level
• Utilities: Public water; Public sewer
• Home design: Two-story home; Partial brick and vinyl exterior
• Construction: Slab foundation
• Exterior features: Patio; Paved road access

Interior

• Kitchen: Eat-in kitchen with pantry; Granite countertops; Smooth surface range; Microwave above stove
• Bedrooms: Master suite with double vanity, private bath, walk-in closet, and carpeted floors (Second level); Bedroom 2 with shared bath, walk-in closet and carpeted floors (Second level); Bedroom 3 with shared bath, walk-in closet and carpeted floors (Second level); Bedroom 4 with shared bath, walk-in closet and carpeted floors (Second level)
• Flooring: Carpet in bedrooms, great room, and formal dining room
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pull-down access attic; Gas log (natural) fireplace
• Laundry & utility: Heated laundry space (Washer/Dryer located on Second level)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $286k (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: Bethel-Hanberry Elementary (math 48% / reading 49%, grade D, #193 of 597 statewide, top 33%, 759 students, 56% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• Zoned-school proficiency averages 65% at this address vs 41% district-wide (+24 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 43% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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, 59% 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 $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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: 1.15% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $275,250
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Blythe Creek Dr	0.22mi	4/2.5	2,236 (+2%)	8mo	$280,000	$125	79

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,671
• Equity at exit: $43,985

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $65,067
• Equity at exit: $25,506

Cash invested: $82,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,390 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$210 /mo · $2,526/yr
• Insurance: −$123
• HOA: −$20
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $777

Break-even live

Break-even rent $2,406

Max offer price $295,000

Occupancy floor 72%

Sensitivity live

Price	-10% $944	-5% $861	+0% $777	+5% $694	+10% $610
Rent	-10% $510	-5% $643	+0% $777	+5% $911	+10% $1,045
Rate	-1.0pp $926	-0.5pp $852	base $777	+0.5pp $701	+1.0pp $623

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Bluebottle Ct Blythewood, SC	4.0	3.0	2600	$2,895	$1.11	12d	1	0.55mi
311 Derrick Ln Blythewood, SC	3.0	3.0	2218	$3,500	$1.58	3d	1	1.38mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-18
   days on market $295,000 Active 34 DOM
2. 2026-06-17
   days on market $295,000 Active 33 DOM
3. 2026-06-16
   days on market $295,000 Active 32 DOM
4. 2026-06-15
   days on market $295,000 Active 31 DOM
5. 2026-06-14
   days on market $295,000 Active 29 DOM
6. 2026-06-13
   days on market $295,000 Active 28 DOM
7. 2026-06-10
   days on market $295,000 Active 26 DOM
8. 2026-06-09
   days on market $295,000 Active 25 DOM
9. 2026-06-08
   days on market $295,000 Active 24 DOM
10. 2026-06-07
    days on market $295,000 Active 23 DOM
11. 2026-06-05
    days on market $295,000 Active 20 DOM
12. 2026-06-03
    days on market $295,000 Active 19 DOM
13. 2026-06-03
    days on market $295,000 Active 18 DOM
14. 2026-06-01
    days on market $295,000 Active 17 DOM
15. 2026-05-31
    days on market $295,000 Active 16 DOM
16. 2026-05-15
    listed $295,000 Active
17. 2022-04-22
    soldstatus $277,000
18. 2022-03-28
    historical
19. 2022-03-18
    listed $280,000 Active
20. 2016-04-28
    soldstatus $90,000
21. 2011-12-30
    soldstatus $229,100

ⓘ 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: $2,526 · $210/mo
• Projected year-2 tax: $2,526 · $210/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $40,675
• − Mortgage interest: −$16,525
• − Property taxes: −$2,526
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,254
• − Management: −$3,254
• − HOA: −$240
• − Depreciation: −$8,582
• Taxable income: $4,819
• Est. tax owed @ 24.0%: −$1,157
• After-tax cash flow: $8,171/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

• Census place: Blythewood, SC
• 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

+28.8% since first listed

6 events — show timeline

• 2026-05-15 Listed $295,000 Consolidated MLS
• 2022-04-22 Sold (Public Records) $277,000 Public Records
• 2022-03-28 Delisted — Consolidated MLS
• 2022-03-18 Listed $280,000 Consolidated MLS
• 2016-04-28 Sold (Public Records) $90,000 Public Records
• 2011-12-30 Sold (Public Records) $229,100 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,526 · +3.7% YoY. Source: county tax records.