105 Fallstaff Rd · Blythewood, SC 29229

$280,000

5 bd · 3.0 ba · 2,640 sqft · SingleFamily public records · 85 Days on market

Built 2005 9,147 sqft lot Est $362k · 23% under $35/mo HOA · 1% of rent ↓ 29% since listing

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MOTIVATED SELLER! HUGE PRICE REDUCTION + CLOSING COST ASSISTANCE! Welcome to this rare, CARPET-FREE gem tucked away in a quiet cul-de-sac in the heart of Northeast Columbia. This home is a true standout, featuring DUAL PRIMARY SUITES—a hard-to-find layout perfect for multi-generational living or an expansive guest retreat. The main floor boasts a private "In-Law" suite with a full bath, while the second floor offers a massive master sanctuary complete with a soaking tub, separate walk-in shower, and an oversized walk-in closet. The heart of the home features an open-concept kitchen with a versatile moveable island, allowing for a customized workspace during daily meals or la

Key facts

• Open-concept kitchen
• Built-in island
• Minutes from i-77

Tags

• DUAL PRIMARY SUITES
• PRIVATE IN-LAW RETREAT
• SPA-LIKE BATHS
• OPEN-CONCEPT KITCHEN
• BUILT-IN ISLAND
• MINUTES FROM I-77

Property features AI

Finance

• Other: Lot size approximately 0.21 acres
• HOA & community: Has association; Association maintains common areas, landscaping, and street lights

Exterior

• Parking: Attached garage with 2 garage spaces on main level
• Utilities: Public water; Public sewer
• Home design: Two-story house; House faces north / northwest
• Construction: Slab foundation
• Exterior features: Covered front porch; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Tile floor; Tiled backsplash; Painted cabinets; Refrigerator; Microwave (above stove); Free-standing, self-cleaning range
• Bedrooms: Primary bedroom with private bath and walk-in closet; main level; Second bedroom with laminate floors; second level; Additional bedrooms located on the second level
• Flooring: Laminate flooring in master bedroom and formal rooms; Hardwood floors in great room; Tile in kitchen
• Bathrooms: Three full bathrooms; One partial bathroom; One main-level full bathroom; One main-level half bathroom; Two second-level full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fan; Garage door opener; Attic with pull-down access; Attic access; Refrigerator; Microwave above stove; Free-standing, self-cleaning range
• Laundry & utility: Laundry in closet on main level; Laundry area is in a heated space

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/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 $254k (9.4% below list).
• Recommended offer: $254k (9.4% 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: Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 66% FRL vs 38% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 67% at this address vs 41% district-wide (+26 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: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 41% 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 $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 85 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $253,779 (9.4% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 0.91% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $361,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Long Pine Dr	0.69mi	4/2.5 (-1)	2,448 (-7%)	23mo	$335,000	$137	30

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-29,840
• Equity at exit: $41,749

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-7,545
• Equity at exit: $24,209

Cash invested: $78,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,538 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$132 /mo · $1,586/yr
• Insurance: −$117
• HOA: −$35
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $253

Break-even live

Break-even rent $2,218

Max offer price $280,000

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Coral Ct Columbia, SC	5.0	2.5	2424	$2,469	$1.02	24d	1	0.79mi
429 Buttonbush Ct Columbia, SC	4.0	2.5	2715	$1,995	$0.73	3d	1	0.81mi
830 Wing Stripe Ct Columbia, SC	5.0	3.5	3044	$2,395	$0.79	3d	1	0.84mi
2108 Wilkinson Dr Columbia, SC	4.0	2.5	2181	$2,139	$0.98	3d	1	0.98mi
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	14d	1	1.07mi
669 Pine Lilly Dr Columbia, SC	4.0	2.5	2912	$2,595	$0.89	24d	1	1.09mi
5 Glendevon Ct Columbia, SC	5.0	2.5	2050	$2,500	$1.22	24d	1	1.38mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 5 events

1. 2026-04-30
   status Pending
2. 2026-04-09
   price $280,000
3. 2026-03-04
   price $290,000
4. 2026-02-05
   listed $300,000 Active
5. 2020-11-28
   soldstatus $392,000

ⓘ 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: $1,586 · $132/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$10/yr (+$1/mo · 0.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $30,453
• − Mortgage interest: −$15,684
• − Property taxes: −$1,586
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,436
• − Management: −$2,436
• − HOA: −$420
• − Depreciation: −$8,145
• Taxable loss: −$1,655
• Est. tax savings @ 24.0%: +$397
• After-tax cash flow: $3,429/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): 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

-28.6% since first listed

5 events — show timeline

• 2026-04-30 Pending — Consolidated MLS
• 2026-04-09 Price Changed $280,000 Consolidated MLS
• 2026-03-04 Price Changed $290,000 Consolidated MLS
• 2026-02-05 Listed $300,000 Consolidated MLS
• 2020-11-28 Sold (Public Records) $392,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,586 · +3.6% YoY. Source: county tax records.