904 Fire Island Cir · Blythewood, SC 29016

$259,900

3 bd · 2.5 ba · 1,567 sqft · SingleFamily · 18 Days on market

Built 2026 Good condition 4,356 sqft lot $50/mo HOA · 2% of rent ↓ 8% since listing

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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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.9/10.0
• 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 MLS

The Everly II is a thoughtfully designed home available at Blythewood Farms, offering 1,567 square feet of smart and modern living space. This beautiful home is crafted with today's lifestyle in mind, emphasizing both comfort and flexibility in its layout and features. With its combination of smart home features, modern style and the many upgraded designs, the Everly II stands out as an ideal home for today's homeowners seeking comfort and functionality in a vibrant community. The open-concept kitchen seamlessly connects to the café and great room, creating a welcoming environment perfect for both entertaining and everyday activities. An electric fireplace adds warmth and ambiance to the great room, while a covered porch extends the living space outdoors, ideal for relaxation or gatherings. (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Covered porch
• Large loft area
• Open-concept kitchen

Tags

• SPACIOUS PRIMARY SUITE
• OPEN-CONCEPT KITCHEN
• ELECTRIC FIREPLACE
• COVERED PORCH
• LARGE LOFT AREA

Property features AI

Finance

• HOA & community: Community association present; Association covers common area maintenance and pool

Exterior

• Parking: Attached garage with 1 garage space (garage at main level)
• Utilities: Public water; Public sewer
• Home design: Two-story home; House faces southwest; Main entry and garage on main level
• Construction: Slab foundation
• Exterior features: Covered front porch; Covered back porch; Sprinkler system; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Pantry; Tiled backsplash; Painted cabinets; Quartz countertops; Luxury vinyl plank flooring; Dishwasher; Microwave (above stove); Disposal; Free-standing smooth-surface range
• Bedrooms: Main-level master bedroom with double vanity, private bath, walk-in closet, ceiling fan, and carpet/luxury vinyl plank flooring; Second-floor bedroom 2 with shared bath, private closet, and carpet; Second-floor bedroom 3 with shared bath, private closet, and carpet
• Flooring: Carpet in bedrooms; Luxury vinyl plank in great room and kitchen
• Bathrooms: Two full baths; One half bath; Main full bath and second full bath configuration
• Heating & cooling: Central cooling; Gas heating on first and second levels; Split system
• Interior features: Electric fireplace in great room; Ceiling fans in great room and master bedroom; Tankless water heater; Gas water heater; Fireplace (1); Smooth-surface free-standing range
• Laundry & utility: Main-level laundry in closet (washer/dryer location listed as main)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $188 ($2k/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 $257k (0.9% below list).
• Recommended offer: $256k (1.5% 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: 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 32% 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 18 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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, 61% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,001 (1.5% 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: 0.99% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 8.4

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-30,093
• Equity at exit: $38,752

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-10,531
• Equity at exit: $22,471

Cash invested: $72,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$50
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $188

Break-even live

Break-even rent $2,337

Max offer price $259,900

Occupancy floor 88%

Sensitivity live

Price	-10% $367	-5% $277	+0% $188	+5% $98	+10% $8
Rent	-10% $-16	-5% $86	+0% $188	+5% $289	+10% $391
Rate	-1.0pp $319	-0.5pp $254	base $188	+0.5pp $120	+1.0pp $52

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	12d	1	0.42mi
227 Honey Hill Way Blythewood, SC	3.0	2.5	1689	$2,180	$1.29	4d	1	0.45mi
948 Beaufort Farm Rd Blythewood, SC	3.0	2.5	1986	$2,200	$1.11	4d	1	0.48mi
232 Boulder Ridge Loop Blythewood, SC	4.0	2.5	1902	$2,299	$1.21	15d	1	0.50mi
463 N High Duck Trl Blythewood, SC	3.0	2.5	1604	$2,200	$1.37	4d	1	1.21mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: electric

Listing history 9 events

1. 2026-05-19
   listed $259,900 Active 1007-char remark

   Show marketing remark (1007 chars)

   The Everly II is a thoughtfully designed home available at Blythewood Farms, offering 1,567 square feet of smart and modern living space. This beautiful home is crafted with today's lifestyle in mind, emphasizing both comfort and flexibility in its layout and features. With its combination of smart home features, modern style and the many upgraded designs, the Everly II stands out as an ideal home for today's homeowners seeking comfort and functionality in a vibrant community. The open-concept kitchen seamlessly connects to the café and great room, creating a welcoming environment perfect for both entertaining and everyday activities. An electric fireplace adds warmth and ambiance to the great room, while a covered porch extends the living space outdoors, ideal for relaxation or gatherings. (Virtual tour and/or listing photos include stock photography. Colors and options might vary. ) Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

2. 2026-05-16
   price $259,900
3. 2026-05-08
   listed $274,900 Active
4. 2026-05-01
   status Active
5. 2026-05-01
   historical
6. 2026-04-29
   price $274,900
7. 2026-04-23
   price $279,900
8. 2026-04-07
   price $281,900
9. 2026-03-12
   listed $282,813 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $30,893
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − HOA: −$600
• − Depreciation: −$7,561
• Taxable loss: −$1,967
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $2,724/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and modernize the interior.

Value-add opportunities

• Resale Painting interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Resale Add decorative elements to the fireplace — Enhances the focal point of the living room
• Both Install smart home features — Modernizes the home and adds value for both buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale Add decorative elements to the fireplace — Enhances the focal point of the living room ↑
• Both Install smart home features — Modernizes the home and adds value for both buyers and renters ↑

ⓘ 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

-8.1% since first listed

9 events — show timeline

• 2026-05-19 Listed $259,900 Zillow
• 2026-05-16 Price Changed $259,900 Consolidated MLS
• 2026-05-08 Listed $274,900 Consolidated MLS
• 2026-05-01 Relisted — Consolidated MLS
• 2026-05-01 Delisted — Consolidated MLS
• 2026-04-29 Price Changed $274,900 Consolidated MLS
• 2026-04-23 Price Changed $279,900 Consolidated MLS
• 2026-04-07 Price Changed $281,900 Consolidated MLS
• 2026-03-12 Listed $282,813 Consolidated MLS