1209 Glendevon Cir · Blythewood, SC 29229

$197,000

4 bd · 3.0 ba · 1,808 sqft · SingleFamily public records · 26 Days on market

Built 2007 10,018 sqft lot Est $260k · 24% under $30/mo HOA · 1% of rent ↓ 16% since listing

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Why this score? — see what drove the B- 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity in Northeast Columbia! Located in the established Highlands community, this spacious home has great potential and is ready for your personal touch. Home needs work and is priced accordingly, making it an excellent option for buyers looking to renovate and build equity. Features include a functional floor plan, generous living spaces, a large kitchen area, and a primary suite with a private bath. The backyard provides plenty of space for outdoor enjoyment and future improvements. Conveniently located near shopping, dining, schools, and major interstates with easy access throughout Columbia. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may

Key facts

• Large kitchen area
• Private bath
• Primary suite

Tags

• HIGHLANDS COMMUNITY
• FUNCTIONAL FLOOR PLAN
• LARGE KITCHEN AREA
• PRIMARY SUITE
• PRIVATE BATH
• BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; 0.23-acre lot

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $197k).
• Recommended offer: $194k (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: Rice Creek Elementary (math 36% / reading 34%, grade F, #339 of 597 statewide, top 57%, 737 students, 76% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 68% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 38% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $6k 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 ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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, 63% 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 $194,045 (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: 1.18% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $260,352
• 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	0.68mi	3/2.5 (-1)	1,776 (-2%)	7mo	$255,700	$144	53

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-121
• Equity at exit: $29,373

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $39,642
• Equity at exit: $17,033

Cash invested: $55,160 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$82
• HOA: −$30
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $506

Break-even live

Break-even rent $1,678

Max offer price $197,000

Occupancy floor 73%

Sensitivity live

Price	-10% $618	-5% $562	+0% $506	+5% $450	+10% $395
Rent	-10% $323	-5% $414	+0% $506	+5% $598	+10% $689
Rate	-1.0pp $605	-0.5pp $556	base $506	+0.5pp $455	+1.0pp $403

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Glendevon Ct Columbia, SC	5.0	2.5	2050	$2,500	$1.22	24d	1	0.08mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	15d	1	0.69mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	24d	1	0.69mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	3d	1	0.98mi
3 Glen Knoll Ct Columbia, SC	3.0	2.0	1320	$1,699	$1.29	11d	1	1.03mi
223 Sunny Hill DR Blythewood, SC	3.0	3.5	1892	$2,495	$1.32	3d	1	1.14mi
102 Petworth Dr Columbia, SC	4.0	3.0	1664	$2,050	$1.23	3d	1	1.17mi
20 Helton Dr Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,899	$1.63	3d	38	1.17mi
214 Elders Pond Dr Columbia, SC	3.0	2.5	1400	$1,350	$0.96	11d	1	1.27mi
1116 Waverly Place Ln Columbia, SC	3.0	2.0	1428	$1,875	$1.31	15d	1	1.30mi
5 Elders Pond Ct Columbia, SC	3.0	2.5	1640	$1,795	$1.09	15d	1	1.34mi
213 Sagamare Rd Columbia, SC	4.0	3.0	1664	$1,970	$1.18	24d	1	1.35mi
520 Timber Crest Dr Columbia, SC	4.0	2.5	2195	$2,250	$1.03	24d	1	1.41mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 19 events

1. 2026-06-09
   status $197,000 Pending 26 DOM
2. 2026-06-08
   days on market $197,000 Active 26 DOM
3. 2026-06-07
   days on market $197,000 Active 25 DOM
4. 2026-06-05
   days on market $197,000 Active 22 DOM
5. 2026-06-03
   days on market $197,000 Active 21 DOM
6. 2026-06-03
   days on market $197,000 Active 20 DOM
7. 2026-06-01
   days on market $197,000 Active 19 DOM
8. 2026-05-31
   days on market $197,000 Active 18 DOM
9. 2026-05-13
   listed $197,000 Active
10. 2024-08-25
    price $275,000
11. 2024-07-30
    price $255,000
12. 2024-07-26
    price $260,000
13. 2024-06-24
    listed $265,000 Active
14. 2023-01-09
    soldstatus $215,000
15. 2022-12-06
    historical
16. 2022-12-03
    listed $200,000 Active
17. 2021-06-10
    soldstatus $141,000
18. 2011-11-29
    soldstatus $734,462
19. 2006-05-22
    soldstatus $235,500

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/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 63% 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: $27,826
• − Mortgage interest: −$11,035
• − Property taxes: −$2,168
• − Insurance: −$985
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − HOA: −$360
• − Depreciation: −$5,731
• Taxable income: $3,095
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $5,330/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): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Korean 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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• 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

-16.3% since first listed

11 events — show timeline

• 2026-05-13 Listed $197,000 Consolidated MLS
• 2024-08-25 Price Changed $275,000 Consolidated MLS
• 2024-07-30 Price Changed $255,000 Consolidated MLS
• 2024-07-26 Price Changed $260,000 Consolidated MLS
• 2024-06-24 Listed $265,000 Consolidated MLS
• 2023-01-09 Sold (Public Records) $215,000 Public Records
• 2022-12-06 Delisted — Consolidated MLS
• 2022-12-03 Listed $200,000 Consolidated MLS
• 2021-06-10 Sold (Public Records) $141,000 Public Records
• 2011-11-29 Sold (Public Records) $734,462 Public Records
• 2006-05-22 Sold (Public Records) $235,500 Public Records

Property tax history

-5.8%/yr

Latest (2025): $2,168 · +3.5% YoY. Source: county tax records.