Lawson Plan · Blythewood, SC 29016

$265,900

4 bd · 3.5 ba · 1,892 sqft · SingleFamily · 300 Days on market

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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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lawson Farmhouse Right

Key facts

• Garage
• Listed 300 days

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $265,900

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: New construction plan (Lawson); Single-family property (plan inventory)
• Exterior features: Address: 201 Sunny Hill Dr, Blythewood, SC 29016

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bath
• Interior features: Open living area of approximately 1,892; Floor plan named Lawson (new construction plan)

🏗️ New construction. The $265,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,448.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $266k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $266k).
• Recommended offer: $234k (12.0% 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.
• Market conditions: 650 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 34% 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 300 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.21%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $272,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1435 Sweet Gardenia Dr	0.52mi	3/2.5 (-1)	1,776 (-6%)	7mo	$255,700	$144	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-27,047
• Equity at exit: $40,623

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,417
• Equity at exit: $23,556

Cash invested: $76,285 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,722 high
• Mortgage (P&I): −$1,429
• Tax est. 1.5%: −$341 /mo · $4,087/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $268

Break-even live

Break-even rent $2,383

Max offer price $272,448

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: $68,112
• Closing costs: $8,173
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Sunny Hill DR Blythewood, SC	3.0	3.5	1892	$2,495	$1.32	2d	1	0.01mi
20 Helton Dr Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,899	$1.63	2d	38	0.23mi
7 Back Bay Ct Columbia, SC	4.0	2.5	2438	$2,370	$0.97	3d	1	0.39mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	23d	1	0.60mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	14d	1	0.60mi
5 Glendevon Ct Columbia, SC	5.0	2.5	2050	$2,500	$1.22	23d	1	1.08mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	2d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $265,900 Active 300 DOM
2. 2026-06-17
   days on market $265,900 Active 299 DOM
3. 2026-06-16
   days on market $265,900 Active 298 DOM
4. 2026-06-15
   days on market $265,900 Active 297 DOM
5. 2026-06-14
   days on market $265,900 Active 295 DOM
6. 2026-06-13
   days on market $265,900 Active 294 DOM
7. 2026-06-10
   days on market $265,900 Active 292 DOM
8. 2026-06-09
   days on market $265,900 Active 291 DOM
9. 2026-06-08
   days on market $265,900 Active 290 DOM
10. 2026-06-07
    days on market $265,900 Active 289 DOM
11. 2026-06-05
    days on market $265,900 Active 286 DOM
12. 2026-06-03
    days on market $265,900 Active 285 DOM
13. 2026-06-03
    days on market $265,900 Active 284 DOM
14. 2026-06-01
    days on market $265,900 Active 283 DOM
15. 2026-05-31
    days on market $265,900 Active 282 DOM

ⓘ 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: $32,669
• − Mortgage interest: −$15,261
• − Property taxes: −$4,087
• − Insurance: −$1,362
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − Depreciation: −$7,926
• Taxable loss: −$1,194
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $3,501/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