187 Kingsley Dr · Blythewood, SC 29016

$307,000

5 bd · 3.0 ba · 2,166 sqft · SingleFamily · 40 Days on market

Built 2025 Good condition 5,662 sqft lot Est $295k · at est. $48/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 +13.3/30.0
• ARV discount +5.6/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Lancaster, a beautifully designed two-story Mungo home that blends style, comfort, and function. A charming covered front porch sets the tone, with the look completed by stone at the water table across the porch and garage, and the home backs up to protected space. As you enter the bright foyer, double arches draw you in, leading to a first-floor guest suite with a full bath and direct access. The open-concept living area features a cozy fireplace, while the chefs kitchen shines with upgraded countertops, soft-close cabinet doors, an upgraded appliance package, and an island with a sit-at bar countertop. Upstairs, three spacious secondary bedrooms share a dual-sink hall bath, while the luxurious primary suite offers an oversized walk-in closet and a spa-like bathroom with a separate soaking tub, walk-in shower, and dual vanities. A two-car garage and elegant finishes throughout make this home a true must-see.

Key facts

• Covered front porch
• Upgraded countertops
• Chef's kitchen

Tags

• COVERED FRONT PORCH
• FIRST-FLOOR GUEST SUITE
• CHEF'S KITCHEN
• UPGRADED COUNTERTOPS
• SOFT-CLOSE CABINET DOORS
• UPGRADED APPLIANCE PACKAGE

Property features AI

Finance

• Other: New construction builder warranty
• HOA & community: Homeowners association present; Association covers common area maintenance, playground, and pool

Exterior

• Parking: Attached garage with space for 2 cars
• Security: Cable TV available
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Exterior finished in stone and vinyl
• Construction: Slab foundation
• Exterior features: Covered back porch; Sprinkler system; Partial gutters; Sidewalks in the community; Community pool; Playground

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Quartz countertops; Backsplash; Dishwasher
• Bedrooms: Primary bedroom on the second floor with double vanity, garden tub, separate shower, private bath, walk-in closet, private closet, and separate water closet; Additional bedrooms on the second floor with double vanities and shared baths; One bedroom on the main level with a separate shower and shared bath
• Flooring: Luxury vinyl plank flooring in kitchen and great room
• Bathrooms: Three full bathrooms total; One main full bathroom and two additional full bathrooms
• Heating & cooling: Central cooling with zoned system; Gas heating with zoning (gas on first level)
• Interior features: Smoke detectors; Attic access; Fireplace with natural gas log (1 total); Free-standing gas range with self-cleaning; Tankless and gas water heaters; Disposal
• Laundry & utility: Washer/dryer located on the second floor

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $307k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $0 ($-2/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (10.6% below list).
• Recommended offer: $275k (10.6% 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: Langford Elementary (math 39% / reading 43%, grade F, #276 of 597 statewide, top 48%, 609 students, 64% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 65% FRL vs 38% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 41% district-wide (+13 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 35% 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 40 days — a 3% lower offer ($298k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $274,609 (10.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $294,576
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
642 Penfolds Way	0.35mi	4/3.0 (-1)	2,141 (-1%)	20mo	$292,000	$136	60

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-49,689
• Equity at exit: $45,775

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-42,996
• Equity at exit: $26,544

Cash invested: $85,960 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,746 medium
• Mortgage (P&I): −$1,610
• Tax est. 1.5%: −$384 /mo · $4,605/yr
• Insurance: −$128
• HOA: −$48
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $-0

Break-even live

Break-even rent $2,746

Max offer price $306,971

Occupancy floor 95%

Sensitivity live

Price	-10% $212	-5% $106	+0% $0	+5% $-106	+10% $-212
Rent	-10% $-217	-5% $-109	+0% $0	+5% $108	+10% $217
Rate	-1.0pp $154	-0.5pp $78	base $0	+0.5pp $-80	+1.0pp $-161

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: $76,750
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Bluebead Ct Columbia, SC	4.0	2.0	1515	$2,249	$1.48	5d	1	1.36mi
621 Heron Glen Dr Columbia, SC	4.0	2.5	2195	$2,095	$0.95	5d	1	1.43mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	5d	1	1.47mi

HOA detail

• Monthly dues: $48 · $576/yr
• Likely covers: water

Listing history 9 events

1. 2026-06-02
   status $307,000 Pending 40 DOM
2. 2026-06-01
   days on market $307,000 Active 40 DOM
3. 2026-05-31
   days on market $307,000 Active 39 DOM
4. 2026-05-08
   price $307,000 935-char remark

   Show marketing remark (935 chars)

   Discover the Lancaster, a beautifully designed two-story Mungo home that blends style, comfort, and function. A charming covered front porch sets the tone, with the look completed by stone at the water table across the porch and garage, and the home backs up to protected space. As you enter the bright foyer, double arches draw you in, leading to a first-floor guest suite with a full bath and direct access. The open-concept living area features a cozy fireplace, while the chefs kitchen shines with upgraded countertops, soft-close cabinet doors, an upgraded appliance package, and an island with a sit-at bar countertop. Upstairs, three spacious secondary bedrooms share a dual-sink hall bath, while the luxurious primary suite offers an oversized walk-in closet and a spa-like bathroom with a separate soaking tub, walk-in shower, and dual vanities. A two-car garage and elegant finishes throughout make this home a true must-see.

5. 2026-05-08
   price $307,000

   Show marketing remark (935 chars)

   Discover the Lancaster, a beautifully designed two-story Mungo home that blends style, comfort, and function. A charming covered front porch sets the tone, with the look completed by stone at the water table across the porch and garage, and the home backs up to protected space. As you enter the bright foyer, double arches draw you in, leading to a first-floor guest suite with a full bath and direct access. The open-concept living area features a cozy fireplace, while the chefs kitchen shines with upgraded countertops, soft-close cabinet doors, an upgraded appliance package, and an island with a sit-at bar countertop. Upstairs, three spacious secondary bedrooms share a dual-sink hall bath, while the luxurious primary suite offers an oversized walk-in closet and a spa-like bathroom with a separate soaking tub, walk-in shower, and dual vanities. A two-car garage and elegant finishes throughout make this home a true must-see.

6. 2026-05-02
   price $307,346 935-char remark

   Show marketing remark (935 chars)

   Discover the Lancaster, a beautifully designed two-story Mungo home that blends style, comfort, and function. A charming covered front porch sets the tone, with the look completed by stone at the water table across the porch and garage, and the home backs up to protected space. As you enter the bright foyer, double arches draw you in, leading to a first-floor guest suite with a full bath and direct access. The open-concept living area features a cozy fireplace, while the chefs kitchen shines with upgraded countertops, soft-close cabinet doors, an upgraded appliance package, and an island with a sit-at bar countertop. Upstairs, three spacious secondary bedrooms share a dual-sink hall bath, while the luxurious primary suite offers an oversized walk-in closet and a spa-like bathroom with a separate soaking tub, walk-in shower, and dual vanities. A two-car garage and elegant finishes throughout make this home a true must-see.

7. 2026-05-02
   price $307,346

   Show marketing remark (935 chars)

   Discover the Lancaster, a beautifully designed two-story Mungo home that blends style, comfort, and function. A charming covered front porch sets the tone, with the look completed by stone at the water table across the porch and garage, and the home backs up to protected space. As you enter the bright foyer, double arches draw you in, leading to a first-floor guest suite with a full bath and direct access. The open-concept living area features a cozy fireplace, while the chefs kitchen shines with upgraded countertops, soft-close cabinet doors, an upgraded appliance package, and an island with a sit-at bar countertop. Upstairs, three spacious secondary bedrooms share a dual-sink hall bath, while the luxurious primary suite offers an oversized walk-in closet and a spa-like bathroom with a separate soaking tub, walk-in shower, and dual vanities. A two-car garage and elegant finishes throughout make this home a true must-see.

8. 2026-04-22
   listed $302,346 Active
9. 2026-03-20
   listed $302,346 Active 935-char remark

   Show marketing remark (935 chars)

   Discover the Lancaster, a beautifully designed two-story Mungo home that blends style, comfort, and function. A charming covered front porch sets the tone, with the look completed by stone at the water table across the porch and garage, and the home backs up to protected space. As you enter the bright foyer, double arches draw you in, leading to a first-floor guest suite with a full bath and direct access. The open-concept living area features a cozy fireplace, while the chefs kitchen shines with upgraded countertops, soft-close cabinet doors, an upgraded appliance package, and an island with a sit-at bar countertop. Upstairs, three spacious secondary bedrooms share a dual-sink hall bath, while the luxurious primary suite offers an oversized walk-in closet and a spa-like bathroom with a separate soaking tub, walk-in shower, and dual vanities. A two-car garage and elegant finishes throughout make this home a true must-see.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,953
• − Mortgage interest: −$17,197
• − Property taxes: −$4,605
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,636
• − Management: −$2,636
• − HOA: −$576
• − Depreciation: −$8,931
• Taxable loss: −$5,163
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $1,237/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.

Condition & rehab AI · 10 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs or maintenance. The highest-ROI updates that would raise its resale or rental value are painting the exterior siding, replacing window treatments, and upgrading lighting fixtures.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Both Replace window treatments — Improves aesthetics and energy efficiency
• Both Upgrade lighting fixtures — Enhances curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Both Replace window treatments — Improves aesthetics and energy efficiency ↑
• Both Upgrade lighting fixtures — Enhances curb appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1.5% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $307,000 Zillow
• 2026-05-08 Price Changed $307,000 Consolidated MLS
• 2026-05-02 Price Changed $307,346 Zillow
• 2026-05-02 Price Changed $307,346 Consolidated MLS
• 2026-04-22 Listed $302,346 Consolidated MLS
• 2026-03-20 Listed $302,346 Zillow