454 Kingsley View Rd · Blythewood, SC 29016

$299,000

4 bd · 3.0 ba · 2,384 sqft · SingleFamily public records · 52 Days on market

Built 2020 8,712 sqft lot $49/mo HOA · 2% of rent

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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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 454 Kingsley View Rd in the desirable Blythewood area! This beautifully maintained home offers the perfect blend of comfort, space, and convenience. Step outside to a generous yard, perfect for relaxing or outdoor gatherings. Conveniently located near schools, shopping, dining, and with easy access to major highways, this home combines suburban charm with everyday accessibility. Disclaimer: Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Near schools
• Near dining
• Generous yard

Tags

• GENEROUS YARD
• EASY ACCESS TO MAJOR HIGHWAYS
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage (main level); Two parking spaces
• Utilities: Public sewer; Public water
• Home design: Two-story home; Main-level entry with primary suite on main level
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Kitchen: Pantry; Granite countertops; Glazed cabinets; Recessed lights; Dishwasher; Free-standing range
• Bedrooms: Primary suite with private bath, walk-in closet and tray ceilings (main level); Bedroom 2 with shared bath and ceiling fan (second level); Bedroom 3 with shared bath and ceiling fan (second level); Bedroom 4 with shared bath, tub/shower and ceiling fan (second level)
• Flooring: Luxury vinyl plank in living areas and kitchen; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans in living room and bedrooms; Recessed lighting throughout; Disposal; Dishwasher; Free-standing range
• Laundry & utility: Heated laundry space (washer/dryer located on second level)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $41 ($488/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 $252k (15.8% below list).
• Recommended offer: $252k (15.8% 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: Round Top Elementary (math 59% / reading 65%, grade B, #73 of 597 statewide, top 12%, 673 students, 42% FRL); Blythewood Middle (math 40% / reading 57%, grade C-, #40 of 229 statewide, top 18%, 796 students, 46% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL) — zoned schools at 42% FRL track the district average.
• Zoned-school proficiency averages 64% at this address vs 41% district-wide (+23 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: 657 active listings in the ZIP; 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 $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 52 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $251,662 (15.8% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 0.84% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 9.9

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-45,897
• Equity at exit: $44,582

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-36,776
• Equity at exit: $25,852

Cash invested: $83,720 (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: 657
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,517 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$206 /mo · $2,471/yr
• Insurance: −$125
• HOA: −$49
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $41

Break-even live

Break-even rent $2,465

Max offer price $299,000

Occupancy floor 93%

Sensitivity live

Price	-10% $210	-5% $125	+0% $41	+5% $-44	+10% $-129
Rent	-10% $-158	-5% $-59	+0% $41	+5% $140	+10% $239
Rate	-1.0pp $191	-0.5pp $117	base $41	+0.5pp $-37	+1.0pp $-116

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $49 · $588/yr

Listing history 21 events

1. 2026-06-22
   days on market $299,000 Active 52 DOM
2. 2026-06-18
   days on market $299,000 Active 49 DOM
3. 2026-06-17
   days on market $299,000 Active 48 DOM
4. 2026-06-16
   days on market $299,000 Active 47 DOM
5. 2026-06-15
   days on market $299,000 Active 46 DOM
6. 2026-06-14
   days on market $299,000 Active 44 DOM
7. 2026-06-13
   days on market $299,000 Active 43 DOM
8. 2026-06-10
   days on market $299,000 Active 41 DOM
9. 2026-06-09
   days on market $299,000 Active 40 DOM
10. 2026-06-08
    days on market $299,000 Active 39 DOM
11. 2026-06-07
    days on market $299,000 Active 38 DOM
12. 2026-06-05
    days on market $299,000 Active 35 DOM
13. 2026-06-03
    days on market $299,000 Active 34 DOM
14. 2026-06-03
    days on market $299,000 Active 33 DOM
15. 2026-06-01
    days on market $299,000 Active 32 DOM
16. 2026-05-31
    days on market $299,000 Active 31 DOM
17. 2026-05-15
    price $299,000
18. 2026-05-01
    listed $308,000 Active
19. 2020-07-10
    historical
20. 2020-07-07
    listed $218,900 Active
21. 2020-04-30
    soldstatus $299,400

ⓘ 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: $2,471 · $206/mo
• Projected year-2 tax: $2,471 · $206/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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $30,199
• − Mortgage interest: −$16,749
• − Property taxes: −$2,471
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,416
• − Management: −$2,416
• − HOA: −$588
• − Depreciation: −$8,698
• Taxable loss: −$4,633
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $1,600/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

-0.1% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $299,000 Consolidated MLS
• 2026-05-01 Listed $308,000 Consolidated MLS
• 2020-07-10 Delisted — Consolidated MLS
• 2020-07-07 Listed $218,900 Consolidated MLS
• 2020-04-30 Sold (Public Records) $299,400 Public Records

Property tax history

+49.2%/yr

Latest (2025): $2,471 · +3.6% YoY. Source: county tax records.