210 Honey Hill Way · Blythewood, SC 29016

$319,999

5 bd · 3.0 ba · 2,264 sqft · SingleFamily public records · 19 Days on market

Built 2023 Good condition 8,276 sqft lot $46/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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.5/10.0
• 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

Fantastic home that will steal your heart. The location in the neighborhood offers privacy in this quiet cul de sac. The home itself feels like walking in to a model home and was built to include several upgrades: luxury vinyl plank flooring in the foyer, kitchen & dining, living room, bathrooms, and laundry; gas fireplace; kitchen island, upgraded plumbing fixtures; and covered porch. Other features include: Music Port/Charging Station and Honeywell Lyric home automation system so you can easily control your home security, lighting, thermostat & more from your smart phone, garage door opener, and front and back yard irrigation system. In a world of choices, this will be the ONE

Key facts

• Covered porch
• Cul de sac
• Gas fireplace

Tags

• CUL DE SAC
• LUXURY VINYL PLANK FLOORING
• GAS FIREPLACE
• KITCHEN ISLAND
• UPGRADED PLUMBING FIXTURES
• COVERED PORCH

Property features AI

Finance

• HOA & community: Community association present; Association maintains common areas and the pool

Exterior

• Parking: Attached garage on main level; Two garage spaces (four parking spaces total)
• Utilities: Public sewer; Public water
• Home design: Two-story house; Main entry level with primary living areas
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Wood rear-only fencing; Paved road access; Public water

Interior

• Kitchen: Kitchen island; Pantry; Granite countertops; Painted cabinets; Recessed lights; Smooth surface range; Microwave above stove
• Bedrooms: Primary bedroom on second floor with double vanity, garden tub, separate shower, private bath, separate water closet, walk-in closet, ceiling fan; Additional bedrooms on second floor with private closets and carpeted floors; One bedroom on main level with private closet and carpeted floor
• Flooring: Luxury vinyl plank flooring in main living areas and kitchen; Carpet in bedrooms
• Bathrooms: Three full bathrooms total; Two full secondary bathrooms; Main floor has one full bath
• Heating & cooling: Split system cooling; Gas heating on first and second levels
• Interior features: Fireplace with natural gas log; High ceilings; Ceiling fans; Recessed lighting; Tankless water heater; Island and pantry in kitchen; Granite countertops; Painted cabinets; Loft
• Laundry & utility: Washer/dryer located on second floor; Laundry in heated space; Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $293 ($4k/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 $305k (4.8% below list).
• Recommended offer: $305k (4.8% 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); 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% 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 $10k 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 19 days — a 2% lower offer ($315k) 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.

Recommended offer $304,773 (4.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 8.7

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-33,200
• Equity at exit: $47,713

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-4,927
• Equity at exit: $27,668

Cash invested: $89,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,048 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$257 /mo · $3,086/yr
• Insurance: −$133
• HOA: −$46
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $293

Break-even live

Break-even rent $2,677

Max offer price $319,999

Occupancy floor 85%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
242 Honey Hill Way Blythewood, SC	4.0	2.5	1926	$2,750	$1.43	11d	1	0.10mi
18 Iron Horse Ct Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	2d	1	0.25mi
232 Boulder Ridge Loop Blythewood, SC	4.0	2.5	1902	$2,299	$1.21	14d	1	0.35mi
254 Boulder Ridge Loop Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	3d	1	0.35mi
620 Stono DR Blythewood, SC	5.0	3.0	2334	$2,350	$1.01	14d	1	1.28mi
2 Knot Ct Blythewood, SC	4.0	2.5	2004	$2,250	$1.12	23d	1	1.50mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: gassecurity

Listing history 6 events

1. 2026-05-12
   status Pending
2. 2026-04-27
   historical Active - Contingent
3. 2026-04-23
   listed $319,999 Active
4. 2023-08-04
   status Pending
5. 2023-07-07
   price $319,116
6. 2023-06-10
   listed $316,116 Active

ⓘ 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: $3,086 · $257/mo
• Projected year-2 tax: $3,086 · $257/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,573
• − Mortgage interest: −$17,925
• − Property taxes: −$3,086
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,926
• − Management: −$2,926
• − HOA: −$552
• − Depreciation: −$9,309
• Taxable loss: −$1,751
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $3,937/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 · 5 photos

Good 80/100 Cosmetic rehab

This single-family home in Blythewood, SC is in good condition with recent upgrades and a smart home automation system. It's move-in ready with a good curb appeal and potential for further value through landscaping and smart home integration.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home automation system — increases home's smart features and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home automation system — increases home's smart features and marketability ↑

ⓘ 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

+1.2% since first listed

6 events — show timeline

• 2026-05-12 Pending — Consolidated MLS
• 2026-04-27 Contingent — Consolidated MLS
• 2026-04-23 Listed $319,999 Consolidated MLS
• 2023-08-04 Pending — Consolidated MLS
• 2023-07-07 Price Changed $319,116 Consolidated MLS
• 2023-06-10 Listed $316,116 Consolidated MLS

Property tax history

+155.2%/yr

Latest (2025): $3,086 · +3.6% YoY. Source: county tax records.