499 Glacier Way · Blythewood, SC 29229

$249,000

3 bd · 2.0 ba · 1,477 sqft · SingleFamily public records · 49 Days on market

Built 2012 5,227 sqft lot $93/mo HOA · 4% 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 +12.1/30.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This open concept 3 bed 2 full bath WELL MAINTAINED property built in 2012 features a new TESLA EV CHARGER , spacious kitchen with stainless steel appliances, new TANKLESS water heater , new disposal , open living room, vaulted ceilings, roofed-in back patio, fully fenced backyard, nest thermostat, blink doorbell and hardwood / laminate flooring! Yard maintenance is a breeze with the automatic sprinkler system and HOA taking care of the front and side bushes and grass. QUIET neighborhood at the end of a cul-de-sac, this home is convenient to local restaurants, grocery stores and is in the Richland 2 school district ! ENJOY newly grown grass in the back yard while you munch on the fresh bl

Key facts

• Quiet street
• Open-concept kitchen
• Tesla ev charger

Tags

• OPEN-CONCEPT KITCHEN
• PRIVATE BACKYARD SPACE
• IN RICHLAND 2 SCHOOL DISTRICT
• TESLA EV CHARGER
• NEW TANKLESS WATER HEATER
• QUIET STREET

Property features AI

Finance

• Other: Paved road frontage; Approximately 0.12 acres
• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Sprinkler system; Full gutters; Screened back porch; Stone and vinyl exterior

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central heating; Gas heating on the first level
• Interior features: Ceiling fan; Garage opener; Pull-down attic access; Attic access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-57 ($-680/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (17.0% below list).
• Recommended offer: $207k (17.0% 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: Sandlapper Elementary (math 30% / reading 34%, grade F, #369 of 597 statewide, top 64%, 656 students, 71% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 69% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 34% of the median local income ($74k/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 $7k 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 49 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,767 (17.0% 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 49 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.83% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-44,339
• Equity at exit: $37,127

10-year hold

• IRR: -10.7%
• Equity multiple: 0.36×
• Total profit: $-44,818
• Equity at exit: $21,529

Cash invested: $69,720 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$104
• HOA: −$93
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-57

Break-even live

Break-even rent $2,139

Max offer price $238,993

Occupancy floor 98%

Sensitivity live

Price	-10% $84	-5% $14	+0% $-57	+5% $-127	+10% $-198
Rent	-10% $-220	-5% $-138	+0% $-57	+5% $25	+10% $107
Rate	-1.0pp $69	-0.5pp $7	base $-57	+0.5pp $-121	+1.0pp $-187

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Bluebead Ct Columbia, SC	4.0	2.0	1515	$2,249	$1.48	4d	1	0.26mi
1069 Coralbean Way Columbia, SC	3.0	2.0	1256	$1,699	$1.35	24d	1	0.52mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	4d	1	0.63mi
213 Sagamare Rd Columbia, SC	4.0	3.0	1664	$1,970	$1.18	24d	1	0.86mi
201 Trowbridge Rd Columbia, SC	3.0	2.0	1220	$1,649	$1.35	24d	1	1.03mi
508 Longtown Rd Columbia, SC	1.0–3.0	1.0–2.0	984	$1,316	$1.34	4d	26	1.11mi
102 Petworth Dr Columbia, SC	4.0	3.0	1664	$2,050	$1.23	4d	1	1.16mi
21 Winslow Ct Columbia, SC	3.0	2.0	1220	$1,649	$1.35	22d	1	1.35mi
13 Tomafield Ct Columbia, SC	3.0	2.0	1721	$2,000	$1.16	4d	1	1.37mi

HOA detail

• Monthly dues: $93 · $1,116/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-18
   days on market $249,000 Active 49 DOM
2. 2026-06-17
   days on market $249,000 Active 48 DOM
3. 2026-06-16
   days on market $249,000 Active 47 DOM
4. 2026-06-15
   days on market $249,000 Active 46 DOM
5. 2026-06-14
   days on market $249,000 Active 44 DOM
6. 2026-06-13
   days on market $249,000 Active 43 DOM
7. 2026-06-10
   days on market $249,000 Active 41 DOM
8. 2026-06-09
   days on market $249,000 Active 40 DOM
9. 2026-06-08
   days on market $249,000 Active 39 DOM
10. 2026-06-07
    days on market $249,000 Active 38 DOM
11. 2026-06-05
    days on market $249,000 Active 35 DOM
12. 2026-06-03
    days on market $249,000 Active 34 DOM
13. 2026-06-03
    days on market $249,000 Active 33 DOM
14. 2026-06-01
    remarks 699-char remark
15. 2026-06-01
    days on market $249,000 Active 32 DOM
16. 2026-05-31
    days on market $249,000 Active 31 DOM
17. 2026-05-18
    price $249,000
18. 2026-04-30
    listed $259,000 Active
19. 2023-09-25
    soldstatus $225,000
20. 2023-09-08
    status Pending
21. 2023-08-25
    historical Active - Contingent
22. 2023-08-23
    listed $225,000 Active
23. 2018-06-22
    soldstatus $152,000

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $2,251 · $188/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,812
• − Mortgage interest: −$13,948
• − Property taxes: −$2,251
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − HOA: −$1,116
• − Depreciation: −$7,244
• Taxable loss: −$4,961
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $511/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: 335,994
• Metro: Columbia, SC
• Population (ZIP): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Korean 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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• 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

+63.8% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $249,000 Consolidated MLS
• 2026-04-30 Listed $259,000 Consolidated MLS
• 2023-09-25 Sold (Public Records) $225,000 Public Records
• 2023-09-08 Pending — Consolidated MLS
• 2023-08-25 Contingent — Consolidated MLS
• 2023-08-23 Listed $225,000 Consolidated MLS
• 2018-06-22 Sold (Public Records) $152,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,251 · +3.6% YoY. Source: county tax records.