222 Sepia Ct · Blythewood, SC 29229

$299,000

4 bd · 4.0 ba · 2,376 sqft · SingleFamily public records · 30 Days on market

Built 2009 9,147 sqft lot Est $287k · at est. $40/mo HOA · 2% of rent

---

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 +12.6/30.0
• ARV discount +5.7/15.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and well-maintained home with private fenced backyard backing to woods! This move-in ready home has plenty of space for the whole family! This property offers a spacious layout with comfortable living areas, a bright kitchen, and a private backyard perfect for relaxing or entertaining. Granite countertops throughout kitchen and all 3 full baths! The owner's suite is a true retreat with huge sitting area to relax or work from home! Don't sleep on this one or you won't sleep in it! Conveniently located near shopping, dining, and top-rated schools, it’s an ideal place to call home. Some photos virtually staged Disclaimer: CMLS has not reviewed and, therefore, does not endorse

Key facts

• Backs to woods
• Granite countertops
• Owner's suite

Tags

• PRIVATE FENCED BACKYARD
• BACKS TO WOODS
• GRANITE COUNTERTOPS
• OWNER'S SUITE
• HUGE SITTING AREA
• TOP-RATED SCHOOLS

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 spaces (garage at main level)
• Utilities: Public water; Public sewer
• Home design: Two-story home; Paved road access
• Construction: Slab foundation
• Exterior features: Patio; Sprinkler system; Partial wood fencing; Stone and vinyl exterior

Interior

• Kitchen: Island; Breakfast bar / counter seating; Eat-in area; Pantry; Granite countertops; Dishwasher; Disposal; Microwave (above stove); Free‑standing range with self‑cleaning feature
• Bedrooms: Primary suite with cathedral ceilings, double vanity, garden tub, private bath, separate shower, sitting area, walk-in closet, and high ceilings (located on the second floor); Additional bedrooms located on the second floor
• Bathrooms: Three full bathrooms; One half bathroom; Secondary full bathrooms (three) — configuration indicates multiple full baths on second level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Garage opener; Smoke detector; Attic access; Cable TV available
• Laundry & utility: Laundry located on the second floor; Laundry/heated space

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-39 ($-473/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (23.1% below list).
• Recommended offer: $230k (23.1% 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); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL) — zoned schools average 55% FRL vs 38% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 57% at this address vs 41% district-wide (+16 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: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $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 30 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $230,019 (23.1% 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: 0.77% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $287,496
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
288 Big Game Loop	0.21mi	3/2.0 (-1)	2,071 (-13%)	20mo	$250,000	$121	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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-51,495
• Equity at exit: $44,582

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-50,251
• Equity at exit: $25,852

Cash invested: $83,720 (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: 406
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,300 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$125
• HOA: −$40
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-39

Break-even live

Break-even rent $2,350

Max offer price $292,036

Occupancy floor 97%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	3d	1	0.38mi
13 Coral Ct Columbia, SC	5.0	2.5	2424	$2,469	$1.02	23d	1	0.56mi
830 Wing Stripe Ct Columbia, SC	5.0	3.5	3044	$2,395	$0.79	3d	1	0.61mi
213 Sagamare Rd Columbia, SC	4.0	3.0	1664	$1,970	$1.18	23d	1	0.62mi
102 Petworth Dr Columbia, SC	4.0	3.0	1664	$2,050	$1.23	2d	1	0.94mi
429 Buttonbush Ct Columbia, SC	4.0	2.5	2715	$1,995	$0.73	2d	1	1.05mi
2108 Wilkinson Dr Columbia, SC	4.0	2.5	2181	$2,139	$0.98	2d	1	1.07mi
13 Tomafield Ct Columbia, SC	3.0	2.0	1721	$2,000	$1.16	3d	1	1.10mi
412 Killian Green Dr Columbia, SC	3.0	2.5	2280	$1,999	$0.88	11d	1	1.17mi
221 Meyer Ln Columbia, SC	4.0	3.5	2184	$2,349	$1.08	14d	1	1.18mi
621 Heron Glen Dr Columbia, SC	4.0	2.5	2195	$2,095	$0.95	3d	1	1.39mi
669 Pine Lilly Dr Columbia, SC	4.0	2.5	2912	$2,595	$0.89	23d	1	1.41mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 16 events

1. 2026-06-18
   days on market $299,000 Active 30 DOM
2. 2026-06-17
   days on market $299,000 Active 29 DOM
3. 2026-06-16
   days on market $299,000 Active 28 DOM
4. 2026-06-15
   days on market $299,000 Active 27 DOM
5. 2026-06-14
   days on market $299,000 Active 25 DOM
6. 2026-06-13
   days on market $299,000 Active 24 DOM
7. 2026-06-10
   days on market $299,000 Active 22 DOM
8. 2026-06-09
   days on market $299,000 Active 21 DOM
9. 2026-06-08
   days on market $299,000 Active 20 DOM
10. 2026-06-07
    days on market $299,000 Active 19 DOM
11. 2026-06-05
    pricedays on market $299,000 Active 16 DOM
12. 2026-06-03
    days on market $300,000 Active 15 DOM
13. 2026-06-03
    days on market $300,000 Active 14 DOM
14. 2026-06-01
    days on market $300,000 Active 13 DOM
15. 2026-05-31
    days on market $300,000 Active 12 DOM
16. 2026-05-19
    listed $300,000 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: $1,488 · $124/mo
• Projected year-2 tax: $1,704 · $142/mo
• Expected delta: +$216/yr (+$18/mo · 14.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $27,602
• − Mortgage interest: −$16,749
• − Property taxes: −$1,488
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$480
• − Depreciation: −$8,698
• Taxable loss: −$5,724
• Est. tax savings @ 24.0%: +$1,374
• After-tax cash flow: $901/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

1 event — show timeline

• 2026-05-19 Listed $300,000 Consolidated MLS

Property tax history

+1.7%/yr

Latest (2025): $1,488 · +3.6% YoY. Source: county tax records.