456 Edith Ct · Blythewood, SC 29016

$302,765

4 bd · 2.5 ba · 1,967 sqft · SingleFamily · 65 Days on market

Built 2026 Good condition 5,227 sqft lot Est $262k · 16% over $127/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +11.9/30.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Thoughtfully designed with a main-level guest suite and full bath, a spacious loft, sleek white cabinetry with quartz countertops, luxury vinyl plank flooring, and a covered lanai for outdoor living.

Key facts

• 12-acre lake
• Open green space
• Spacious loft

Tags

• FLEXIBLE FIRST-FLOOR BEDROOM
• OPEN KITCHEN
• SPACIOUS LOFT
• LUXURY VINYL PLANK FLOORING
• 12-ACRE LAKE
• OPEN GREEN SPACE

Property features AI

Finance

• Other: New construction builder warranty; Sidewalks in the community
• HOA & community: Community association; Association amenities include cable TV, common area maintenance, playground, pool, road maintenance, sidewalk maintenance, street light maintenance, tennis courts, and green areas

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family property; Entry facing unspecified
• Construction: Slab foundation
• Exterior features: Automatic sprinkler system; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Tiled backsplash; Painted cabinets; Quartz countertops; Recessed lighting; Dishwasher; Disposal; Microwave above stove; Gas stove (free-standing, vented exhaust)
• Bedrooms: Master bedroom with double vanity, private bath, separate shower, walk-in closet, recessed lighting, and carpeted floors (second level); Additional bedrooms with private closets and carpeted floors
• Flooring: Luxury vinyl plank in living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Heating & cooling: Central cooling; Gas heating on both first and second levels
• Interior features: Garage opener; Smoke detector; Attic with pull-down access
• Laundry & utility: Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $303k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-77 ($-921/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (10.4% below list).
• Recommended offer: $271k (10.4% 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: Lake Carolina Elementary Lower Campus (494 students, 49% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• Zoned-school proficiency averages 82% at this address vs 41% district-wide (+41 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: 650 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 34% 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 65 days — a 6% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 4 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 $271,209 (10.4% 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 65 days. Have you received any prior offers? Is the seller open to a 10% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $261,611
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
770 Pennywell Ct	0.72mi	4/2.5	1,875 (-5%)	24mo	$250,000	$133	39

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: -18.0%
• Equity multiple: 0.36×
• Total profit: $-53,833
• Equity at exit: $45,143

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-52,691
• Equity at exit: $26,178

Cash invested: $84,774 (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: 650
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,712 medium
• Mortgage (P&I): −$1,588
• Tax est. 1.5%: −$378 /mo · $4,541/yr
• Insurance: −$126
• HOA: −$127
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-77

Break-even live

Break-even rent $2,809

Max offer price $291,653

Occupancy floor 98%

Sensitivity live

Price	-10% $132	-5% $28	+0% $-77	+5% $-181	+10% $-286
Rent	-10% $-291	-5% $-184	+0% $-77	+5% $30	+10% $137
Rate	-1.0pp $76	-0.5pp $0	base $-77	+0.5pp $-155	+1.0pp $-235

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: $75,691
• Closing costs: $9,083
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Fox Glen Dr Blythewood, SC	4.0	2.0	1766	$2,245	$1.27	24d	1	0.24mi
7 Back Bay Ct Columbia, SC	4.0	2.5	2438	$2,370	$0.97	4d	1	1.28mi
223 Sunny Hill DR Blythewood, SC	3.0	3.5	1892	$2,495	$1.32	4d	1	1.49mi

HOA detail

• Monthly dues: $127 · $1,524/yr

Listing history 24 events

1. 2026-06-18
   days on market $302,765 Active 65 DOM
2. 2026-06-17
   days on market $302,765 Active 64 DOM
3. 2026-06-16
   days on market $302,765 Active 63 DOM
4. 2026-06-15
   days on market $302,765 Active 62 DOM
5. 2026-06-14
   days on market $302,765 Active 60 DOM
6. 2026-06-13
   days on market $302,765 Active 59 DOM
7. 2026-06-10
   days on market $302,765 Active 57 DOM
8. 2026-06-09
   days on market $302,765 Active 56 DOM
9. 2026-06-09
   remarks 681-char remark
10. 2026-06-08
    days on market $302,765 Active 55 DOM
11. 2026-06-07
    days on market $302,765 Active 54 DOM
12. 2026-06-05
    days on market $302,765 Active 51 DOM
13. 2026-06-03
    days on market $302,765 Active 50 DOM
14. 2026-06-03
    days on market $302,765 Active 49 DOM
15. 2026-06-01
    days on market $302,765 Active 48 DOM
16. 2026-05-31
    days on market $302,765 Active 47 DOM
17. 2026-05-07
    price $302,765 199-char remark

    Show marketing remark (199 chars)

    Thoughtfully designed with a main-level guest suite and full bath, a spacious loft, sleek white cabinetry with quartz countertops, luxury vinyl plank flooring, and a covered lanai for outdoor living.

18. 2026-05-05
    price $302,765
19. 2026-04-26
    status Active 199-char remark

    Show marketing remark (199 chars)

    Thoughtfully designed with a main-level guest suite and full bath, a spacious loft, sleek white cabinetry with quartz countertops, luxury vinyl plank flooring, and a covered lanai for outdoor living.

20. 2026-04-25
    historical 199-char remark

    Show marketing remark (199 chars)

    Thoughtfully designed with a main-level guest suite and full bath, a spacious loft, sleek white cabinetry with quartz countertops, luxury vinyl plank flooring, and a covered lanai for outdoor living.

21. 2026-04-19
    status Active 199-char remark

    Show marketing remark (199 chars)

    Thoughtfully designed with a main-level guest suite and full bath, a spacious loft, sleek white cabinetry with quartz countertops, luxury vinyl plank flooring, and a covered lanai for outdoor living.

22. 2026-04-18
    historical 199-char remark

    Show marketing remark (199 chars)

    Thoughtfully designed with a main-level guest suite and full bath, a spacious loft, sleek white cabinetry with quartz countertops, luxury vinyl plank flooring, and a covered lanai for outdoor living.

23. 2026-04-17
    listed $304,765 Active 199-char remark

    Show marketing remark (199 chars)

    Thoughtfully designed with a main-level guest suite and full bath, a spacious loft, sleek white cabinetry with quartz countertops, luxury vinyl plank flooring, and a covered lanai for outdoor living.

24. 2026-04-14
    listed $304,765 Active

ⓘ 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: $32,545
• − Mortgage interest: −$16,960
• − Property taxes: −$4,541
• − Insurance: −$1,514
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − HOA: −$1,524
• − Depreciation: −$8,808
• Taxable loss: −$6,009
• Est. tax savings @ 24.0%: +$1,442
• After-tax cash flow: $521/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 · 12 photos

Good 80/100 None rehab

This home is in good condition with modern updates and a well-maintained exterior. It has potential for minor improvements to enhance its curb appeal and interior comfort.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Both Replace carpet in bedrooms — Carpet can be outdated and may need replacement for both resale and rental
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace carpet in bedrooms — Carpet can be outdated and may need replacement for both resale and rental ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to potential buyers/renters ↑

ⓘ 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

-0.7% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $302,765 Zillow
• 2026-05-05 Price Changed $302,765 Consolidated MLS
• 2026-04-26 Relisted — Zillow
• 2026-04-25 Delisted — Zillow
• 2026-04-19 Relisted — Zillow
• 2026-04-18 Delisted — Zillow
• 2026-04-17 Listed $304,765 Zillow
• 2026-04-14 Listed $304,765 Consolidated MLS