107 Durden Park Row · Blythewood, SC 29016

$383,000

4 bd · 3.0 ba · 2,306 sqft · SingleFamily public records · 78 Days on market

Built 2003 8,276 sqft lot Est $277k · 38% over $55/mo HOA · 2% 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 +13.1/30.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

* * CANCELLED * * OPEN HOUSE SUNDAY, 6/7 This move-in-ready 4-bedroom, 3.5-bath home in the highly desirable Stonington neighborhood is perfectly positioned on a quiet cul-de-sac and showcases stunning Brazilian cherry hardwood flooring throughout. Step onto the charming front porch and into a welcoming foyer. To the right, you'll find a formal dining room featuring elegant wainscoting, chair rail molding, and French doors, creating a versatile space ideal for a home office or flex room. The impressive two-story living room is filled with natural light and anchored by a cozy fireplace, making it the perfect gathering space. The eat-in kitchen is designed for both function and style, comp

Key facts

• Formal dining room
• Eat-in kitchen
• Granite countertops

Tags

• FORMAL DINING ROOM
• TWO-STORY LIVING ROOM
• EAT-IN KITCHEN
• BREAKFAST BAR
• GRANITE COUNTERTOPS
• CUSTOM PULL-OUT DRAWERS

Property features AI

Finance

• HOA & community: Homeowners association with amenities that include a clubhouse and community pool; Neighborhood includes sidewalks

Exterior

• Parking: Attached side-entry garage with 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story single-family home; Partial brick and vinyl exterior; Crawlspace foundation
• Construction: Partial brick above foundation and vinyl siding
• Exterior features: Covered front porch; Screened back porch; Patio; Full gutters; Privacy fence; Paved road access

Interior

• Kitchen: Eat-in kitchen with breakfast bar; Granite countertops; Painted cabinets; Recessed lighting; Hardwood floor; Smooth-surface range; Microwave above stove; Dishwasher
• Bedrooms: Primary suite on main level with double vanity, garden tub, separate shower, private bath, walk-in closet, vaulted ceilings, ceiling fan, hardwood and tile floors, and separate water closet; Second-floor bedrooms with private or shared baths, ceiling fans, closets, carpeted floors, and recessed lighting in one bedroom
• Flooring: Hardwood flooring in great room, dining room, and kitchen; Carpet in secondary bedrooms; Tile in select areas (including parts of primary bath)
• Bathrooms: Three full bathrooms and one partial (one main full bath and one main half bath indicated); Primary bath includes double vanity, garden tub, separate shower, and separate water closet
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Garage door opener; Gas log (natural) fireplace with one fireplace; Recessed lighting; High / vaulted / cathedral ceilings; Ceiling fans; Hardwood floors in main living areas; Tile flooring in select areas
• Laundry & utility: Main-level laundry in a mud room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $383k.

Deal economics

• At list price, monthly cash flow is $-16 ($-191/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (20.7% below list).
• Recommended offer: $304k (20.7% 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: Bethel-Hanberry Elementary (math 48% / reading 49%, grade D, #193 of 597 statewide, top 33%, 759 students, 56% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 61% FRL vs 38% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 41% district-wide (+17 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 $3k of loan paydown is wiped out by about $11k 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 78 days — a 6% lower offer ($360k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $303,730 (20.7% 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 78 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $276,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
293 Hawkins Creek Rd	0.53mi	4/2.5	2,090 (-9%)	5mo	$250,000	$120	53

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-63,174
• Equity at exit: $57,107

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-56,710
• Equity at exit: $33,115

Cash invested: $107,240 (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: 10.5×

Monthly cashflow live

• Estimated rent: $3,037 medium
• Mortgage (P&I): −$2,008
• Tax from tax record: −$192 /mo · $2,308/yr
• Insurance: −$160
• HOA: −$55
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-16

Break-even live

Break-even rent $3,057

Max offer price $380,184

Occupancy floor 96%

Sensitivity live

Price	-10% $201	-5% $92	+0% $-16	+5% $-124	+10% $-233
Rent	-10% $-256	-5% $-136	+0% $-16	+5% $104	+10% $224
Rate	-1.0pp $177	-0.5pp $81	base $-16	+0.5pp $-115	+1.0pp $-216

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: $95,750
• Closing costs: $11,490
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
563 Roseridge Dr Blythewood, SC	5.0	3.0	2555	$3,619	$1.42	4d	1	0.53mi
562 Vintage Pine Dr Blythewood, SC	3.0	2.0	1814	$2,195	$1.21	25d	1	0.55mi
312 Joshua Tree Ct Blythewood, SC	3.0	2.5	1731	$1,945	$1.12	25d	1	0.61mi
434 Rocky Bark Ln Blythewood, SC	5.0	2.5	3200	$3,200	$1.00	5d	1	0.99mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 18 events

1. 2026-06-22
   statusdays on market $383,000 Pending 78 DOM
2. 2026-06-18
   days on market $383,000 Active - Contingent 77 DOM
3. 2026-06-17
   days on market $383,000 Active - Contingent 76 DOM
4. 2026-06-16
   days on market $383,000 Active - Contingent 75 DOM
5. 2026-06-15
   days on market $383,000 Active - Contingent 74 DOM
6. 2026-06-14
   days on market $383,000 Active - Contingent 72 DOM
7. 2026-06-13
   days on market $383,000 Active - Contingent 71 DOM
8. 2026-06-10
   days on market $383,000 Active - Contingent 69 DOM
9. 2026-06-09
   days on market $383,000 Active - Contingent 68 DOM
10. 2026-06-08
    days on market $383,000 Active - Contingent 67 DOM
11. 2026-06-07
    days on market $383,000 Active - Contingent 66 DOM
12. 2026-06-05
    statusdays on market $383,000 Active - Contingent 63 DOM
13. 2026-06-03
    days on market $383,000 Active 62 DOM
14. 2026-06-03
    days on market $383,000 Active 61 DOM
15. 2026-06-01
    days on market $383,000 Active 60 DOM
16. 2026-05-31
    days on market $383,000 Active 59 DOM
17. 2026-04-25
    price $383,000
18. 2026-04-02
    listed $385,000 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: $2,308 · $192/mo
• Projected year-2 tax: $2,308 · $192/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,448
• − Mortgage interest: −$21,454
• − Property taxes: −$2,308
• − Insurance: −$1,915
• − Repairs & maintenance: −$2,916
• − Management: −$2,916
• − HOA: −$660
• − Depreciation: −$11,142
• Taxable loss: −$6,863
• Est. tax savings @ 24.0%: +$1,647
• After-tax cash flow: $1,456/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): 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

-0.5% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $383,000 Consolidated MLS
• 2026-04-02 Listed $385,000 Consolidated MLS

Property tax history

+1.1%/yr

Latest (2025): $2,308 · +3.6% YoY. Source: county tax records.