102 Fallstaff Rd · Blythewood, SC 29229-8067

$255,000

4 bd · 3.0 ba · 2,520 sqft · SingleFamily public records · 71 Days on market

Built 2005 0.39 ac lot Est $345k · 26% under $35/mo HOA · 2% of rent ↓ 4% since listing

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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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your new home! charming 5-bedroom, 3-bathroom home provides ample space and comfort, ideal for families seeking a cozy retreat. Nestled on a cul-de-sac, the property boasts a spacious backyard, perfect for outdoor gatherings and recreational activities. The second level of the home is where you'll find the generously sized bedrooms and bathrooms. The master suite is a tranquil retreat, providing a private oasis to unwind after a long day. Four additional bedrooms provide plenty of space for family members or guests. Being sold as-is in, presents an excellent opportunity for buyers to add their personal touch and make it their own. Don't miss out on the chance to call this wonderf

Key facts

• Spacious backyard
• Peaceful cul-de-sac
• Private oasis

Tags

• SPACIOUS BACKYARD
• PEACEFUL CUL-DE-SAC
• GENEROUSLY SIZED BEDROOMS
• PRIVATE OASIS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/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 $230k (9.7% below list).
• Recommended offer: $230k (9.7% 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); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 69% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $230,161 (9.7% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 10% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.90% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $345,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Long Pine Dr	0.67mi	4/2.5	2,448 (-3%)	23mo	$335,000	$137	43

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: 10.7%
• Equity multiple: 1.61×
• Total profit: $43,534
• Equity at exit: $114,659

10-year hold

• IRR: 12.9%
• Equity multiple: 2.92×
• Total profit: $136,904
• Equity at exit: $176,703

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 29229-8067

• Active inventory: 1
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,302 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$106
• HOA: −$35
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $202

Break-even live

Break-even rent $2,046

Max offer price $255,000

Occupancy floor 86%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Coral Ct Columbia, SC	5.0	2.5	2424	$2,469	$1.02	23d	1	0.79mi
429 Buttonbush Ct Columbia, SC	4.0	2.5	2715	$1,995	$0.73	2d	1	0.81mi
830 Wing Stripe Ct Columbia, SC	5.0	3.5	3044	$2,395	$0.79	3d	1	0.84mi
2108 Wilkinson Dr Columbia, SC	4.0	2.5	2181	$2,139	$0.98	2d	1	0.98mi
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	14d	1	1.07mi
669 Pine Lilly Dr Columbia, SC	4.0	2.5	2912	$2,595	$0.89	23d	1	1.09mi
5 Glendevon Ct Columbia, SC	5.0	2.5	2050	$2,500	$1.22	23d	1	1.38mi
412 Killian Green Dr Columbia, SC	3.0	2.5	2280	$1,999	$0.88	11d	1	1.46mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 12 events

1. 2026-01-02
   status Pending
2. 2026-01-01
   historical
3. 2025-10-14
   status Pending
4. 2025-10-12
   price $255,000
5. 2025-10-07
   price $225,000
6. 2025-09-30
   price $235,000
7. 2025-09-19
   price $245,000
8. 2025-09-19
   status Active
9. 2025-09-02
   price $235,000
10. 2025-07-18
    listed $295,000 Active
11. 2024-04-02
    historical Active - Contingent
12. 2024-03-04
    listed $265,000 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: $1,652 · $138/mo
• Projected year-2 tax: $1,652 · $138/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 1/10 Low
• 🌡 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: $27,619
• − Mortgage interest: −$14,284
• − Property taxes: −$1,652
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − HOA: −$420
• − Depreciation: −$7,418
• Taxable loss: −$1,849
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $2,869/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-3.8% since first listed

12 events — show timeline

• 2026-01-02 Pending — Consolidated MLS
• 2026-01-01 Delisted — Consolidated MLS
• 2025-10-14 Pending — Consolidated MLS
• 2025-10-12 Price Changed $255,000 Consolidated MLS
• 2025-10-07 Price Changed $225,000 Consolidated MLS
• 2025-09-30 Price Changed $235,000 Consolidated MLS
• 2025-09-19 Price Changed $245,000 Consolidated MLS
• 2025-09-19 Relisted — Consolidated MLS
• 2025-09-02 Price Changed $235,000 Consolidated MLS
• 2025-07-18 Listed $295,000 Consolidated MLS
• 2024-04-02 Contingent — Consolidated MLS
• 2024-03-04 Listed $265,000 Consolidated MLS

Property tax history

+3.2%/yr

Latest (2025): $1,652 · +3.6% YoY. Source: county tax records.