2276 Allan Crest Rd · Blythewood, SC 29016

$299,999

3 bd · 2.0 ba · 1,622 sqft · SingleFamily · 97 Days on market

Built 2024 $48/mo HOA · 2% of rent ↓ 2% since listing

---

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 +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Why wait months to build when you can move right in? Located in the sought-after Blythewood Farms, this only one-year-old, one-level, 3-bedroom, 2-bath home is beautifully maintained and offers all the benefits of new construction, without the wait, added upgrade costs, or construction delays. With the washer, dryer, and refrigerator included, this home is truly move-in ready, saving you both time and money. The open layout is designed for comfort and functionality, while the screened porch overlooks a fully fenced backyard with no rear neighbors, perfect for relaxing evenings or entertaining. Even better, the loan is assumable, giving qualified buyers the potential to secure a lower intere

Key facts

• One-level home
• Move-in ready
• No rear neighbors

Tags

• ONE-LEVEL HOME
• SCREENED PORCH
• FULLY FENCED BACKYARD
• NO REAR NEIGHBORS
• MOVE-IN READY

Property features AI

Finance

• Other: Community pool; New construction builder warranty; Community sidewalks
• HOA & community: Homeowners association; Association maintains common areas, pool, roads, sidewalks, street lights and green areas

Exterior

• Parking: Attached garage with 2 spaces (garage on main level)
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl exterior; Paved road access
• Construction: Slab foundation
• Exterior features: Screened back porch; Sprinkler system; Privacy wood fence in rear

Interior

• Kitchen: Granite countertops; Tiled backsplash and additional backsplash detail; Pantry; Built-in microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Master bedroom with double vanity, separate shower and walk-in closet (Main level); Bedroom 2 with shared bath, walk-in closet and tub/shower (Main level); Bedroom 3 with shared bath and walk-in closet (Main level)
• Flooring: Carpet in bedrooms; Luxury vinyl plank in great room and kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Gas heat (first level)
• Interior features: Garage opener; Pull-down attic access; Gas range; Tankless water heater; Gas log (natural) fireplace
• Laundry & utility: Washer and dryer included; Laundry in heated space (Main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-74 ($-884/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (13.6% below list).
• Recommended offer: $259k (13.6% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 33% 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.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $259,185 (13.6% 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 97 days. Have you received any prior offers? Is the seller open to a 14% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 9.6

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-53,236
• Equity at exit: $44,731

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-52,119
• Equity at exit: $25,938

Cash invested: $84,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,592 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$48
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-74

Break-even live

Break-even rent $2,685

Max offer price $289,340

Occupancy floor 98%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.17mi
232 Boulder Ridge Loop Blythewood, SC	4.0	2.5	1902	$2,299	$1.21	14d	1	0.19mi
227 Honey Hill Way Blythewood, SC	3.0	2.5	1689	$2,180	$1.29	2d	1	0.21mi
948 Beaufort Farm Rd Blythewood, SC	3.0	2.5	1986	$2,200	$1.11	2d	1	0.54mi
463 N High Duck Trl Blythewood, SC	3.0	2.5	1604	$2,200	$1.37	3d	1	1.00mi
2 Knot Ct Blythewood, SC	4.0	2.5	2004	$2,250	$1.12	23d	1	1.36mi
25 Oak Lake Ct Blythewood, SC	4.0	2.0	2050	$2,050	$1.00	23d	1	1.41mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 18 events

1. 2026-06-18
   days on market $299,999 Active 97 DOM
2. 2026-06-17
   days on market $299,999 Active 96 DOM
3. 2026-06-16
   days on market $299,999 Active 95 DOM
4. 2026-06-15
   days on market $299,999 Active 94 DOM
5. 2026-06-14
   days on market $299,999 Active 92 DOM
6. 2026-06-13
   days on market $299,999 Active 91 DOM
7. 2026-06-10
   days on market $299,999 Active 89 DOM
8. 2026-06-09
   days on market $299,999 Active 88 DOM
9. 2026-06-08
   days on market $299,999 Active 87 DOM
10. 2026-06-07
    days on market $299,999 Active 86 DOM
11. 2026-06-05
    days on market $299,999 Active 83 DOM
12. 2026-06-03
    days on market $299,999 Active 82 DOM
13. 2026-06-03
    days on market $299,999 Active 81 DOM
14. 2026-06-01
    days on market $299,999 Active 80 DOM
15. 2026-05-31
    days on market $299,999 Active 79 DOM
16. 2026-03-13
    listed $299,999 Active
17. 2024-12-22
    historical
18. 2024-07-24
    listed $306,878 Active

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

Taxation est. · year 1

• Rental income: $31,102
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − HOA: −$576
• − Depreciation: −$8,727
• Taxable loss: −$5,982
• Est. tax savings @ 24.0%: +$1,436
• After-tax cash flow: $552/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): 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

-2.2% since first listed

3 events — show timeline

• 2026-03-13 Listed $299,999 Consolidated MLS
• 2024-12-22 Delisted — Consolidated MLS
• 2024-07-24 Listed $306,878 Consolidated MLS