581 Robins Egg Dr · Blythewood, SC 29229

$243,000

4 bd · 2.0 ba · 1,531 sqft · SingleFamily public records · 19 Days on market

Built 2006 10,454 sqft lot $17/mo HOA · 1% 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 +12.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 581 Robins Egg Drive! This beautifully maintained home offers comfortable living with a functional layout, spacious bedrooms, and great natural light throughout. Featuring 4 bedrooms and 2 bathrooms, this home is perfect for entertaining or everyday living. Enjoy a welcoming atmosphere, generous yard space, and a convenient location near shopping, dining, schools, and interstate access. Move-in ready and full of charm , don’t miss your opportunity to make this home yours! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Great natural light
• Convenient location
• Generous yard space

Tags

• GREAT NATURAL LIGHT
• GENEROUS YARD SPACE
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Home is part of an association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Privacy wood fence in rear

Interior

• Bedrooms: Master bedroom with private bath (main level); Bedroom 2 with shared bath (main level); Bedroom 3 with shared bath (main level); Bedroom 4 with shared bath (main level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Free-standing range
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $243k.

Deal economics

• At list price, monthly cash flow is $-38 ($-461/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (5.9% below list).
• Recommended offer: $229k (5.9% 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); Longleaf Middle (math 19% / reading 41%, grade F, #136 of 229 statewide, top 60%, 802 students, 69% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL) — zoned schools average 60% FRL vs 38% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 417 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 37% of the median local income ($74k/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 $7k 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 19 days — a 2% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $136k; list at $243k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $228,733 (5.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-42,123
• Equity at exit: $36,232

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-41,059
• Equity at exit: $21,010

Cash invested: $68,040 (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

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 417
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,287 high
• Mortgage (P&I): −$1,274
• Tax from tax record: −$453 /mo · $5,434/yr
• Insurance: −$101
• HOA: −$17
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-38

Break-even live

Break-even rent $2,336

Max offer price $236,215

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $30	+0% $-38	+5% $-107	+10% $-176
Rent	-10% $-219	-5% $-129	+0% $-38	+5% $52	+10% $142
Rate	-1.0pp $84	-0.5pp $23	base $-38	+0.5pp $-101	+1.0pp $-165

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.09mi
1069 Coralbean Way Columbia, SC	3.0	2.0	1256	$1,699	$1.35	25d	1	0.38mi
2108 Wilkinson Dr Columbia, SC	4.0	2.5	2181	$2,139	$0.98	4d	1	0.61mi
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	16d	1	0.74mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	5d	1	0.90mi
213 Sagamare Rd Columbia, SC	4.0	3.0	1664	$1,970	$1.18	25d	1	1.17mi
201 Trowbridge Rd Columbia, SC	3.0	2.0	1220	$1,649	$1.35	25d	1	1.34mi
508 Longtown Rd Columbia, SC	1.0–3.0	1.0–2.0	984	$1,316	$1.34	5d	26	1.36mi
102 Petworth Dr Columbia, SC	4.0	3.0	1664	$2,050	$1.23	4d	1	1.48mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 17 events

1. 2026-06-14
   statusdays on market $243,000 Pending 19 DOM
2. 2026-06-13
   days on market $243,000 Active - Contingent 18 DOM
3. 2026-06-10
   days on market $243,000 Active - Contingent 16 DOM
4. 2026-06-09
   days on market $243,000 Active - Contingent 15 DOM
5. 2026-06-08
   days on market $243,000 Active - Contingent 14 DOM
6. 2026-06-07
   days on market $243,000 Active - Contingent 13 DOM
7. 2026-06-05
   days on market $243,000 Active - Contingent 10 DOM
8. 2026-06-03
   days on market $243,000 Active - Contingent 9 DOM
9. 2026-06-03
   days on market $243,000 Active - Contingent 8 DOM
10. 2026-06-01
    days on market $243,000 Active - Contingent 7 DOM
11. 2026-05-31
    days on market $243,000 Active - Contingent 6 DOM
12. 2026-05-25
    listed $243,000 Active
13. 2017-10-12
    soldstatus $136,000
14. 2017-05-11
    price $140,900
15. 2017-05-10
    price $149,900
16. 2017-04-10
    price $145,000
17. 2009-09-25
    soldstatus $138,824

ⓘ 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: $5,434 · $453/mo
• Projected year-2 tax: $5,434 · $453/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $27,448
• − Mortgage interest: −$13,612
• − Property taxes: −$5,434
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − HOA: −$204
• − Depreciation: −$7,069
• Taxable loss: −$4,478
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $614/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): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% Korean 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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• 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

+75.0% since first listed

6 events — show timeline

• 2026-05-25 Listed $243,000 Consolidated MLS
• 2017-10-12 Sold (Public Records) $136,000 Public Records
• 2017-05-11 Price Changed $140,900 Consolidated MLS
• 2017-05-10 Price Changed $149,900 Consolidated MLS
• 2017-04-10 Price Changed $145,000 Consolidated MLS
• 2009-09-25 Sold (Public Records) $138,824 Public Records

Property tax history

+12.5%/yr

Latest (2025): $5,434 · +2.6% YoY. Source: county tax records.