2012 Wilkinson Dr · Blythewood, SC 29229

$255,000

3 bd · 2.0 ba · 1,666 sqft · SingleFamily public records · 20 Days on market

Built 2012 0.26 ac lot $17/mo HOA · 1% 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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Brookhaven where comfort, convenience, and community come together. Zoned for award-winning Richland School District Two schools and located just minutes from shopping, dining, and major interstates, this beautifully maintained 3-bedroom, 2-bath home offers the lifestyle today's buyers are searching for. Imagine slow mornings with coffee in your fully fenced backyard, weekend cookouts with friends on the patio, and cozy evenings spent in a bright, open living space filled with natural light. Designed for both everyday living and effortless entertaining, the flowing layout creates a warm and inviting atmosphere from the moment you walk through the door. The spacious eat-in kitchen

Key facts

• Walk-in closet
• En suite bath
• Double vanities

Tags

• FULLY FENCED BACKYARD
• SPACIOUS EAT-IN KITCHEN
• PRIVATE OWNER'S SUITE
• WALK-IN CLOSET
• EN SUITE BATH
• DOUBLE VANITIES

Property features AI

Finance

• Other: Paved road access
• HOA & community: Homeowners association present; fee covers common area maintenance

Exterior

• Parking: Attached 2-car garage (main level)
• Utilities: Public water; Public sewer
• Home design: Single-family home; Main-level primary living (primary rooms on main floor)
• Construction: Partial brick above foundation with vinyl siding; Slab foundation
• Exterior features: Covered front porch; Patio; Full gutters; Rear wood privacy fence

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Microwave above stove; Smooth-surface range; Painted cabinets with granite and tile countertops
• Bedrooms: Master bedroom on main level with double vanity, walk-in closet, tub/shower, ceiling fan, and private closet; Second bedroom on main level with shared bath and private closet; Third bedroom on main level with shared bath and private closet
• Flooring: Carpet in bedrooms, living room, and formal living room
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Heat pump serving the first level
• Interior features: Ceiling fans in living and formal living areas; Carpeted living and formal living rooms; Painted kitchen cabinets; Granite and tile countertops; Smooth-surface range
• Laundry & utility: Main-level utility/laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $8 ($102/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 $211k (17.3% below list).
• Recommended offer: $211k (17.3% 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); Longleaf Middle (math 19% / reading 41%, grade F, #136 of 229 statewide, top 60%, 802 students, 69% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL) — zoned schools average 60% FRL vs 38% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 417 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 34% 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 20 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $210,992 (17.3% 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: 0.83% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.1

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-41,215
• Equity at exit: $38,021

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-36,969
• Equity at exit: $22,048

Cash invested: $71,400 (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: 417
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$198 /mo · $2,374/yr
• Insurance: −$106
• HOA: −$17
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $8

Break-even live

Break-even rent $2,099

Max offer price $255,000

Occupancy floor 95%

Sensitivity live

Price	-10% $153	-5% $81	+0% $8	+5% $-64	+10% $-136
Rent	-10% $-158	-5% $-75	+0% $8	+5% $92	+10% $175
Rate	-1.0pp $137	-0.5pp $73	base $8	+0.5pp $-58	+1.0pp $-125

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1069 Coralbean Way Columbia, SC	3.0	2.0	1256	$1,699	$1.35	25d	1	0.18mi
2108 Wilkinson Dr Columbia, SC	4.0	2.5	2181	$2,139	$0.98	4d	1	0.27mi
61 Bluebead Ct Columbia, SC	4.0	2.0	1515	$2,249	$1.48	5d	1	0.36mi
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	16d	1	0.40mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	5d	1	1.22mi
213 Sagamare Rd Columbia, SC	4.0	3.0	1664	$1,970	$1.18	25d	1	1.41mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 11 events

1. 2026-06-05
   statusdays on market $255,000 Pending 20 DOM
2. 2026-06-03
   days on market $255,000 Active - Contingent 19 DOM
3. 2026-06-03
   days on market $255,000 Active - Contingent 18 DOM
4. 2026-06-01
   days on market $255,000 Active - Contingent 17 DOM
5. 2026-05-31
   days on market $255,000 Active - Contingent 16 DOM
6. 2026-05-20
   historical Active - Contingent
7. 2026-05-15
   listed $255,000 Active
8. 2024-03-26
   soldstatus $239,900
9. 2024-03-07
   status Pending
10. 2024-02-21
    historical Active - Contingent
11. 2024-02-19
    listed $239,900 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: $2,374 · $198/mo
• Projected year-2 tax: $2,374 · $198/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 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: $25,319
• − Mortgage interest: −$14,284
• − Property taxes: −$2,374
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − HOA: −$204
• − Depreciation: −$7,418
• Taxable loss: −$4,287
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $1,131/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

+6.3% since first listed

6 events — show timeline

• 2026-05-20 Contingent — Consolidated MLS
• 2026-05-15 Listed $255,000 Consolidated MLS
• 2024-03-26 Sold (Public Records) $239,900 Public Records
• 2024-03-07 Pending — Consolidated MLS
• 2024-02-21 Contingent — Consolidated MLS
• 2024-02-19 Listed $239,900 Consolidated MLS

Property tax history

+6.2%/yr

Latest (2025): $2,374 · +515.8% YoY. Source: county tax records.