Myrtle A Plan · Blythewood, SC 29016

$288,790

4 bd · 3.0 ba · 2,110 sqft · SingleFamily · 9 Days on market

Good condition

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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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 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

The Myrtle is a beautifully designed floor plan that gives you extra flexibility right from the start, with a main-level bedroom and a spacious upstairs layout. This floor plan offers 4 bedrooms, 3 bathrooms, and 2,110 square feet of intentional living space, along with a two-car garage. Step inside through the foyer and you're welcomed by a hallway that leads you past a main-level bedroom and full bathroom, which is perfect for guests, a home office, or having extra space ready when you need it. Continue through the home and you'll reach the main living area, where the kitchen, dining area, and great room all come together. The kitchen is centered around a large island, making it the go-to

Key facts

• Main level bedroom
• Large island
• Outdoor space

Tags

• MAIN LEVEL BEDROOM
• SPACIOUS UPSTAIRS LAYOUT
• LARGE ISLAND
• OUTDOOR SPACE
• UPSTAIRS LAUNDRY ROOM

Property features AI

Finance

• Financial info: List price $286,290

Exterior

• Home design: Single-family home (Plan: Myrtle A); New construction
• Exterior features: Property located on Corkscrew Ln, Blythewood, SC 29016

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: New construction plan (Myrtle A); Living area approximately 2,110

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $40 ($483/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 $258k (10.8% below list).
• Recommended offer: $258k (10.8% 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: Muller Road Middle (math 39% / reading 58%, grade D, #193 of 597 statewide, top 33%, 1,246 students, 46% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL) — zoned schools at 43% FRL track the district average.
• Zoned-school proficiency averages 65% at this address vs 41% district-wide (+24 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 33% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $257,723 (10.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-44,194
• Equity at exit: $43,060

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-35,024
• Equity at exit: $24,969

Cash invested: $80,861 (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: $2,577 high
• Mortgage (P&I): −$1,514
• Tax est. 1.5%: −$361 /mo · $4,332/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $40

Break-even live

Break-even rent $2,526

Max offer price $288,790

Occupancy floor 93%

Sensitivity live

Price	-10% $240	-5% $140	+0% $40	+5% $-60	+10% $-159
Rent	-10% $-163	-5% $-62	+0% $40	+5% $142	+10% $244
Rate	-1.0pp $186	-0.5pp $114	base $40	+0.5pp $-35	+1.0pp $-111

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: $72,198
• Closing costs: $8,664
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Stono DR Blythewood, SC	5.0	3.0	2334	$2,350	$1.01	16d	1	0.17mi
463 N High Duck Trl Blythewood, SC	3.0	2.5	1604	$2,200	$1.37	5d	1	0.19mi
25 Oak Lake Ct Blythewood, SC	4.0	2.0	2050	$2,050	$1.00	25d	1	0.49mi
2 Knot Ct Blythewood, SC	4.0	2.5	2004	$2,250	$1.12	25d	1	0.54mi
254 Boulder Ridge Loop Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	5d	1	1.03mi
232 Boulder Ridge Loop Blythewood, SC	4.0	2.5	1902	$2,299	$1.21	16d	1	1.03mi
18 Iron Horse Ct Blythewood, SC	5.0	3.0	2245	$2,539	$1.13	4d	1	1.13mi
242 Honey Hill Way Blythewood, SC	4.0	2.5	1926	$2,750	$1.43	13d	1	1.28mi
227 Honey Hill Way Blythewood, SC	3.0	2.5	1689	$2,180	$1.29	4d	1	1.32mi
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	16d	1	1.48mi

Listing history 14 events

1. 2026-06-22
   days on market $288,790 Active 9 DOM
2. 2026-06-18
   days on market $288,790 Active 6 DOM
3. 2026-06-17
   days on market $288,790 Active 5 DOM
4. 2026-06-16
   pricedays on market $288,790 Active 4 DOM
5. 2026-06-15
   days on market $287,790 Active 3 DOM
6. 2026-06-13
   pricedays on marketlisting id $287,790 Active 1 DOM
7. 2026-06-09
   days on market $287,290 Active 98 DOM
8. 2026-06-08
   days on market $287,290 Active 97 DOM
9. 2026-06-07
   days on market $287,290 Active 96 DOM
10. 2026-06-05
    days on market $287,290 Active 93 DOM
11. 2026-06-03
    days on market $287,290 Active 92 DOM
12. 2026-06-03
    days on market $287,290 Active 91 DOM
13. 2026-06-01
    days on market $287,290 Active 90 DOM
14. 2026-05-31
    days on market $287,290 Active 89 DOM

ⓘ 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: $30,927
• − Mortgage interest: −$16,177
• − Property taxes: −$4,332
• − Insurance: −$1,444
• − Repairs & maintenance: −$2,474
• − Management: −$2,474
• − Depreciation: −$8,401
• Taxable loss: −$4,375
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $1,533/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 · 13 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 and maintenance. The highest-ROI updates would be to paint the exterior and clean the windows to enhance curb appeal and improve natural light and air circulation.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Rental Clean windows — Improves natural light and air circulation

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Clean windows — Improves natural light and air circulation ↑

ⓘ 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