Stonebrook Plan · Blythewood, SC 29016

$342,990

4 bd · 2.0 ba · 2,744 sqft · SingleFamily · 460 Days on market

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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 +11.4/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Pulte Homes Stonebrook floor plan delivers a smart new home design built for modern living. The open-concept kitchen, spacious gathering room, and cafe dining area are perfect for hosting and connection, while the flex space adds versatility. Need more room? Upgrade the second-floor loft to a fifth bedroom for added convenience.

Key facts

• Upstairs loft
• Owner's suite
• 2 garage spots

Tags

• UPSTAIRS LOFT
• OWNER'S SUITE
• PULTE PLANNING CENTER

Property features AI

Finance

• Financial info: List price $342,990

Exterior

• Home design: Property marketed as Stonebrook plan; Located at 1013 Eagleston Way, Blythewood, SC 29016
• Exterior features: Living area of 2,744

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan is named Stonebrook; New construction (Plan inventory type)

🏗️ New construction. The $342,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $370,440.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $343k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (10.4% below list).
• Recommended offer: $302k (12.0% below list) — sets the bar for market timing.

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; 3 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 39% 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 460 days — a 12% lower offer ($302k) is reasonable based on typical stale-listing flexibility.

Recommended offer $301,831 (12.0% 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 460 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.83% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.52%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $370,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
454 Bowhunter Dr	0.55mi	4/3.0	2,973 (+8%)	8mo	$400,000	$135	50

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-68,330
• Equity at exit: $55,234

10-year hold

• IRR: -11.2%
• Equity multiple: 0.32×
• Total profit: $-70,063
• Equity at exit: $32,029

Cash invested: $103,723 (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: $3,075 medium
• Mortgage (P&I): −$1,943
• Tax est. 1.5%: −$463 /mo · $5,557/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $-131

Break-even live

Break-even rent $3,241

Max offer price $351,471

Occupancy floor 99%

Sensitivity live

Price	-10% $125	-5% $-3	+0% $-131	+5% $-259	+10% $-387
Rent	-10% $-374	-5% $-253	+0% $-131	+5% $-10	+10% $112
Rate	-1.0pp $55	-0.5pp $-37	base $-131	+0.5pp $-227	+1.0pp $-325

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: $92,610
• Closing costs: $11,113
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1068 Eagleston Way Unit NA Blythewood, SC	5.0	4.0	2900	$3,000	$1.03	25d	1	0.13mi
330 Fox Glen Dr Blythewood, SC	4.0	2.0	1766	$2,245	$1.27	25d	1	0.34mi
7 Back Bay Ct Columbia, SC	4.0	2.5	2438	$2,370	$0.97	5d	1	1.37mi

Listing history 16 events

1. 2026-06-22
   days on market $342,990 Active 460 DOM
2. 2026-06-18
   days on market $342,990 Active 457 DOM
3. 2026-06-17
   days on market $342,990 Active 456 DOM
4. 2026-06-16
   days on market $342,990 Active 455 DOM
5. 2026-06-15
   days on market $342,990 Active 454 DOM
6. 2026-06-14
   days on market $342,990 Active 452 DOM
7. 2026-06-13
   days on market $342,990 Active 451 DOM
8. 2026-06-10
   days on market $342,990 Active 449 DOM
9. 2026-06-09
   days on market $342,990 Active 448 DOM
10. 2026-06-08
    days on market $342,990 Active 447 DOM
11. 2026-06-07
    days on market $342,990 Active 446 DOM
12. 2026-06-05
    days on market $342,990 Active 443 DOM
13. 2026-06-03
    days on market $342,990 Active 442 DOM
14. 2026-06-03
    days on market $342,990 Active 441 DOM
15. 2026-06-01
    days on market $342,990 Active 440 DOM
16. 2026-05-31
    days on market $342,990 Active 439 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: $36,895
• − Mortgage interest: −$20,750
• − Property taxes: −$5,557
• − Insurance: −$1,852
• − Repairs & maintenance: −$2,952
• − Management: −$2,952
• − Depreciation: −$10,776
• Taxable loss: −$7,944
• Est. tax savings @ 24.0%: +$1,906
• After-tax cash flow: $333/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