218 Quiet Side Ct · Blythewood, SC 29016

$299,500

3 bd · 2.5 ba · 2,001 sqft · Land · 267 Days on market

Built 2025 6,098 sqft lot $79/mo HOA · 4% 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

MOVE IN READY! Beautiful single-family home located on the 8th hole of the Columbia Country Club. The main level features a spacious eat-in kitchen with bar seating, luxury vinyl plank flooring, recessed lighting, and built-in speakers. Opening seamlessly to the great room makes it perfect for everyday living and entertaining. A welcoming foyer includes a private powder room and drop station. Upstairs, the primary suite offers a stylish shiplap accent wall, ceiling fan, and walk-in closet. The ensuite bath showcases soft-close cabinetry, double vanities in a soft, neutral finish with white quartz countertops, and a separate walk-in tiled shower. Secondary bedrooms include ceiling fans and a

Key facts

• Speakers
• Lvp flooring
• Opens to great room

Tags

• FIRST FLOOR FEATURES KITCHEN
• LVP FLOORING
• CAN LIGHTS
• SPEAKERS
• OPENS TO GREAT ROOM
• FOYER WITH POWDER ROOM

Property features AI

Finance

• Other: 12-month home warranty and new construction builder warranty
• HOA & community: Homeowners association with fees covering common area maintenance, road maintenance, and community boat ramp; Has association

Exterior

• Parking: Attached garage on main level; Four parking spaces total (including 2-car garage)
• Utilities: Public water; Public sewer; Electric service
• Home design: Two-story home; Lot is in a planned community (Lot #59)
• Construction: Slab foundation; CHiP Home Program green construction
• Exterior features: Fiber cement (Hardie Plank) siding with stone accents; Paved roads with private maintenance; Community pool; Golf community; Community boat ramp

Interior

• Kitchen: Quartz countertops; Painted cabinets; Island with bar and eat-in space; Pantry; Dishwasher; Microwave (above stove)
• Bedrooms: Master bedroom on second floor with double vanity, private bath, separate shower, separate water closet, walk-in closet, box ceilings, ceiling fan, carpet and luxury vinyl plank flooring; Second bedroom on second floor with double vanity, shared bath, tub/shower, walk-in closet, ceiling fan, carpet and luxury vinyl plank flooring; Third bedroom on second floor with double vanity, shared bath, tub/shower, private closet, ceiling fan, carpet and luxury vinyl plank flooring
• Flooring: Luxury vinyl plank throughout main living areas; Carpet in bedrooms
• Bathrooms: Two full baths; One half bath; Two additional full secondary baths
• Heating & cooling: Central cooling; Central heating with Gas PAC
• Interior features: Ceiling fans in master bedroom and great room; Recessed lighting; Tankless water heater; Gas water heater; Disposal; Cable TV available
• Laundry & utility: Second-floor laundry closet with electric hook-up and heated space

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-384 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.4% below list).
• Recommended offer: $223k (25.4% 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: Round Top Elementary (math 59% / reading 65%, grade B, #73 of 597 statewide, top 12%, 673 students, 42% FRL); Blythewood High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 2,094 students, 39% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 72% at this address vs 41% district-wide (+31 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 $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 267 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $223,403 (25.4% 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 267 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.49%
• DSCR: 0.76
• GRM: 11.2

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: -25.6%
• Equity multiple: 0.13×
• Total profit: $-72,900
• Equity at exit: $44,656

10-year hold

• IRR: -22.0%
• Equity multiple: -0.13×
• Total profit: $-94,630
• Equity at exit: $25,895

Cash invested: $83,860 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,234 medium
• Mortgage (P&I): −$1,571
• Tax est. 1.5%: −$374 /mo · $4,492/yr
• Insurance: −$125
• HOA: −$79
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-384

Break-even live

Break-even rent $2,720

Max offer price $243,950

Occupancy floor —

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $79 · $948/yr

Listing history 6 events

1. 2026-04-30
   price $299,500
2. 2026-03-09
   price $312,000
3. 2026-02-05
   price $315,000
4. 2026-01-14
   price $320,900
5. 2025-09-04
   listed $322,000 Active
6. 2022-12-01
   listed $39,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $26,808
• − Mortgage interest: −$16,777
• − Property taxes: −$4,492
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − HOA: −$948
• − Depreciation: −$8,713
• Taxable loss: −$9,908
• Est. tax savings @ 24.0%: +$2,378
• After-tax cash flow: $-2,229/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

+650.6% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $299,500 Consolidated MLS
• 2026-03-09 Price Changed $312,000 Consolidated MLS
• 2026-02-05 Price Changed $315,000 Consolidated MLS
• 2026-01-14 Price Changed $320,900 Consolidated MLS
• 2025-09-04 Listed $322,000 Consolidated MLS
• 2022-12-01 Listed $39,900 Consolidated MLS