2129 Wilkinson Dr · Blythewood, SC 29229

$259,998

4 bd · 3.0 ba · 2,128 sqft · SingleFamily public records · 25 Days on market

Built 2007 $19/mo HOA · 1% of rent ↓ 3% since listing

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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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.1/10.0
• 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

PRICE DROP ALERT! This is a fantastic deal for someone! Welcome home to this beautifully maintained property with a NEW roof and NEW HVAC in the desirable Brookhaven subdivision! Enjoy this home with 4 spacious bedrooms, 2.5 bathrooms, offering a functional layout perfect for comfortable living and with no back neighbors for added privacy. You will love the flow of the main living areas. Some of the recent updates include a brand-new roof, brand new HVAC, fresh interior paint, new flooring, all new toilets, all new ceiling fans, new fixtures, new range and dishwasher…all making this home truly move-in ready. Situated on a flat lot, the property boasts a 2-car garage and a 12 x 14 bac

Key facts

• 12 x 14 back patio
• New hvac
• Flat lot

Tags

• NEW ROOF
• NEW HVAC
• NO BACK NEIGHBORS
• FLAT LOT
• 12 X 14 BACK PATIO
• CONVENIENT PANTRY

Property features AI

Finance

• HOA & community: Has association; Association maintains common areas

Exterior

• Parking: Attached 2-car garage (main level)
• Security: Owned security system
• Utilities: Public water; Public sewer; Storm doors
• Home design: Two-story single-family home
• Construction: Slab foundation
• Exterior features: Covered front porch; Patio; Paved road access; Vinyl exterior finish

Interior

• Kitchen: Bar and eat-in space; Pantry; Stained wood cabinets; Tiled backsplash; Luxury vinyl plank floors; Built-in range with counter cooktop, smooth surface and self-cleaning oven; Dishwasher; Microwave above stove; Garbage disposal
• Bedrooms: Master suite with double vanity, garden tub, separate shower, his-and-hers closet, walk-in closet, vaulted ceiling, ceiling fan, and carpeted floors (located on second level); Bedroom 2 with shared bath, walk-in closet, tub/shower, ceiling fan and carpeted floors (second level); Bedroom 3 with shared bath, walk-in closet, tub/shower, ceiling fan and carpeted floors (second level); Bedroom 4 with shared bath, tub/shower, ceiling fan and carpeted floors (second level)
• Flooring: Luxury vinyl plank on main living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic storage with attic access; Ceiling fans throughout; Owned security system; Smoke detectors; Wood-burning fireplace (1)
• Laundry & utility: Electric hookups; Heated laundry space / mud room; Washer and dryer located on second level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/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 $238k (8.6% below list).
• Recommended offer: $238k (8.6% 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: Sandlapper Elementary (math 30% / reading 34%, grade F, #369 of 597 statewide, top 64%, 656 students, 71% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL) — zoned schools average 55% FRL vs 38% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 57% at this address vs 41% district-wide (+16 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: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 5 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 39% 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 $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 25 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $237,734 (8.6% 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. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-27,110
• Equity at exit: $38,767

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-5,712
• Equity at exit: $22,480

Cash invested: $72,799 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,377 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$108
• HOA: −$19
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $244

Break-even live

Break-even rent $2,069

Max offer price $259,998

Occupancy floor 85%

Sensitivity live

Price	-10% $391	-5% $318	+0% $244	+5% $170	+10% $97
Rent	-10% $56	-5% $150	+0% $244	+5% $338	+10% $432
Rate	-1.0pp $375	-0.5pp $310	base $244	+0.5pp $177	+1.0pp $108

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	14d	1	0.07mi
2108 Wilkinson Dr Columbia, SC	4.0	2.5	2181	$2,139	$0.98	3d	1	0.09mi
61 Bluebead Ct Columbia, SC	4.0	2.0	1515	$2,249	$1.48	3d	1	0.68mi
25 Oak Lake Ct Blythewood, SC	4.0	2.0	2050	$2,050	$1.00	24d	1	1.18mi
2 Knot Ct Blythewood, SC	4.0	2.5	2004	$2,250	$1.12	24d	1	1.24mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 17 events

1. 2026-05-04
   status Pending
2. 2026-04-20
   historical Active - Contingent
3. 2026-04-17
   price $259,998
4. 2026-04-13
   price $259,999
5. 2026-04-10
   price $260,000
6. 2026-04-09
   listed $264,999 Active
7. 2026-04-09
   historical
8. 2026-04-06
   price $265,000
9. 2026-04-06
   price $267,999
10. 2026-04-04
    price $268,000
11. 2026-04-04
    price $268,500
12. 2026-04-03
    price $268,992
13. 2026-03-31
    price $268,993
14. 2026-03-26
    listed $268,994 Active
15. 2026-03-26
    historical
16. 2026-03-20
    price $268,994
17. 2026-03-12
    listed $268,995 Active

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $1,720 · $143/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 3/10 Moderate
• 🌡 Heat 6/10 Major 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: $28,528
• − Mortgage interest: −$14,564
• − Property taxes: −$1,720
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,282
• − Management: −$2,282
• − HOA: −$228
• − Depreciation: −$7,564
• Taxable loss: −$1,412
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $3,267/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

-3.3% since first listed

17 events — show timeline

• 2026-05-04 Pending — Consolidated MLS
• 2026-04-20 Contingent — Consolidated MLS
• 2026-04-17 Price Changed $259,998 Consolidated MLS
• 2026-04-13 Price Changed $259,999 Consolidated MLS
• 2026-04-10 Price Changed $260,000 Consolidated MLS
• 2026-04-09 Listed $264,999 Consolidated MLS
• 2026-04-09 Delisted — Consolidated MLS
• 2026-04-06 Price Changed $265,000 Consolidated MLS
• 2026-04-06 Price Changed $267,999 Consolidated MLS
• 2026-04-04 Price Changed $268,000 Consolidated MLS
• 2026-04-04 Price Changed $268,500 Consolidated MLS
• 2026-04-03 Price Changed $268,992 Consolidated MLS
• 2026-03-31 Price Changed $268,993 Consolidated MLS
• 2026-03-26 Listed $268,994 Consolidated MLS
• 2026-03-26 Delisted — Consolidated MLS
• 2026-03-20 Price Changed $268,994 Consolidated MLS
• 2026-03-12 Listed $268,995 Consolidated MLS

Property tax history

+2.9%/yr

Latest (2025): $1,720 · +3.6% YoY. Source: county tax records.