295 Hawkins Creek Rd · Blythewood, SC 29016

$240,000

3 bd · 3.0 ba · 1,490 sqft · SingleFamily public records · 26 Days on market

Built 2013 8,712 sqft lot Est $231k · at est. $33/mo HOA · 1% of rent

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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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• ARV discount +5.7/15.0
• 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

Craftsman style 3BR/2.5BA in established neighborhood with Quick Access to I-77 and the new Scout Motors plant has it all! OPEN Floorplan Design with Stainless Steel Appliances, Granite Countertops, Tile Backsplash, and more in the kitchen. Living room has natural gas fireplace for added coziness, and the Primary Suite is on the 1st Level and has a private bathroom and LARGE Walk-in Closet! Enjoy endless hot water with a Tankless Hot Water Heater and Warm Holidays in by the Natural Gas Fireplace in the living room. The Large Sunroom is a great addition to the home, you can take in the private views of the backyard while staying warm and dry on cold rainy days. Be sure to check out the commu

Key facts

• Quick access to i-77
• Granite countertops
• Craftsman style

Tags

• CRAFTSMAN STYLE
• QUICK ACCESS TO I-77
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• NATURAL GAS FIREPLACE

Property features AI

Finance

• Other: Directions: I-77 to Exit 24; enter Hawkins Creek community, right on Potters View Rd, left onto Hawkins Creek Rd.
• HOA & community: Homeowners association present; Association maintains common areas, playground, and green areas

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Stone and vinyl exterior; Slab foundation
• Exterior features: Partial gutters; Covered front porch; Privacy wood fence in rear; Sidewalk community; Paved road

Interior

• Kitchen: Eat-in kitchen; Granite countertops; Tiled backsplash; Dishwasher; Disposal; Refrigerator; Microwave above the stove
• Bedrooms: Master bedroom on the main level with double vanity, private bath, walk-in closet, ceiling fan, and private closet
• Bathrooms: Two full bathrooms; One half bathroom; One additional full second bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Garage opener; Smoke detector; Tankless hot water; Fireplace with natural gas log; Smooth surface range; Great room with ceiling fan and fireplace
• Laundry & utility: Heated laundry space

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $236k (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: Bethel-Hanberry Elementary (math 48% / reading 49%, grade D, #193 of 597 statewide, top 33%, 759 students, 56% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 61% FRL vs 38% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 41% district-wide (+17 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; 2 comparable units currently listed for rent nearby; 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 $7k 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 26 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; list at $240k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $236,400 (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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $230,950
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Potters View Rd	0.31mi	3/2.0	1,679 (+13%)	13mo	$260,000	$155	49

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-5,500
• Equity at exit: $35,785

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $38,084
• Equity at exit: $20,751

Cash invested: $67,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,593 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$100
• HOA: −$33
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $525

Break-even live

Break-even rent $1,928

Max offer price $240,000

Occupancy floor 75%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
562 Vintage Pine Dr Blythewood, SC	3.0	2.0	1814	$2,195	$1.21	23d	1	0.63mi
312 Joshua Tree Ct Blythewood, SC	3.0	2.5	1731	$1,945	$1.12	23d	1	0.74mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: watergas

Listing history 3 events

1. 2026-05-12
   historical Active - Contingent
2. 2026-05-01
   listed $240,000 Active
3. 2013-04-24
   soldstatus $140,000

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $1,580 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $31,112
• − Mortgage interest: −$13,444
• − Property taxes: −$1,580
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,489
• − Management: −$2,489
• − HOA: −$396
• − Depreciation: −$6,982
• Taxable income: $2,532
• Est. tax owed @ 24.0%: −$608
• After-tax cash flow: $5,692/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

+71.4% since first listed

3 events — show timeline

• 2026-05-12 Contingent — Consolidated MLS
• 2026-05-01 Listed $240,000 Consolidated MLS
• 2013-04-24 Sold (Public Records) $140,000 Public Records

Property tax history

+20.0%/yr

Latest (2025): $1,580 · +3.6% YoY. Source: county tax records.