1045 Rushing Rd · Blythewood, SC 29016

$225,000

2 bd · 1.0 ba · 1,484 sqft · Manufactured public records · 79 Days on market

Built 2022 1.51 ac lot ↓ 2% since listing

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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 +12.3/30.0
• ARV discount +7.5/15.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on approximately 1.51 acres, this 3-bedroom, 2-bathroom home offers space, privacy, and a peaceful setting. The home features a functional layout with a comfortable living area, kitchen with ample cabinet space, and a dining area for everyday living. The primary bedroom includes a private bathroom, while two additional bedrooms provide flexibility for guests, a home office, or additional living space. The property also includes a separate building located behind the home that can be used for storage, a shed workshop space, or other uses. Conveniently located near downtown Blythewood, the property provides easy access to Doko Manor, Scout Motors, and I-77. Brown shed in the back wil

Key facts

• Separate building
• Ample cabinet space
• Private bathroom

Tags

• PRIVATE BATHROOM
• SEPARATE BUILDING
• AMPLE CABINET SPACE
• EASY ACCESS TO DOWNTOWN

Property features AI

Exterior

• Utilities: Private well water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling; Total heated area 1,216
• Interior features: Family room on the main level; Kitchen on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-43 ($-511/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (14.9% below list).
• Recommended offer: $191k (14.9% 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: Langford Elementary (math 39% / reading 43%, grade F, #276 of 597 statewide, top 48%, 609 students, 64% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL).
• Zoned-school proficiency averages 62% at this address vs 41% district-wide (+20 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; solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

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 79 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 55% 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 $191,434 (14.9% 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. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.85% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 9.8

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-39,144
• Equity at exit: $33,548

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-37,462
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-43

Break-even live

Break-even rent $1,968

Max offer price $218,836

Occupancy floor 97%

Sensitivity live

Price	-10% $113	-5% $35	+0% $-43	+5% $-120	+10% $-198
Rent	-10% $-194	-5% $-118	+0% $-43	+5% $33	+10% $109
Rate	-1.0pp $71	-0.5pp $15	base $-43	+0.5pp $-101	+1.0pp $-160

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $225,000 Active 79 DOM
2. 2026-06-17
   price $225,000 Active 78 DOM
3. 2026-06-17
   days on market $240,000 Active 78 DOM
4. 2026-06-16
   days on market $240,000 Active 77 DOM
5. 2026-06-15
   days on market $240,000 Active 76 DOM
6. 2026-06-14
   days on market $240,000 Active 74 DOM
7. 2026-06-13
   days on market $240,000 Active 73 DOM
8. 2026-06-10
   days on market $240,000 Active 71 DOM
9. 2026-06-09
   days on market $240,000 Active 70 DOM
10. 2026-06-08
    days on market $240,000 Active 69 DOM
11. 2026-06-07
    days on market $240,000 Active 68 DOM
12. 2026-06-05
    days on market $240,000 Active 65 DOM
13. 2026-06-03
    days on market $240,000 Active 64 DOM
14. 2026-06-03
    days on market $240,000 Active 63 DOM
15. 2026-06-01
    days on market $240,000 Active 62 DOM
16. 2026-05-31
    days on market $240,000 Active 61 DOM
17. 2026-05-13
    price $240,000
18. 2026-03-31
    listed $245,000 Active

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $22,972
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$6,545
• Taxable loss: −$4,352
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $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.

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

-2.0% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $240,000 Consolidated MLS
• 2026-03-31 Listed $245,000 Consolidated MLS

Property tax history

+9.6%/yr

Latest (2023): $221 · -0.3% YoY. Source: county tax records.