551 Seton Hall Dr · Dentsville, SC 29223

$199,900

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 40 Days on market

Built 1999

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Garage
• Built 1999
• Listed 40 days

Property features AI

Finance

• Other: Directions: North Brickyard to right onto Greensprings Drive
• HOA & community: Home is part of an association

Exterior

• Parking: Attached, side-entry garage with one garage space
• Utilities: Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (9.4% below list).
• Recommended offer: $181k (9.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#50 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime F, commute 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: North Springs Elementary (math 37% / reading 37%, grade F, #315 of 597 statewide, top 55%, 703 students, 78% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 64% FRL vs 38% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 41% district-wide (+14 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 flat; 341 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k 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 40 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $8k; list at $200k implies a 2252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,128 (9.4% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.91% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.58×
• Total profit: $-23,379
• Equity at exit: $29,806

10-year hold

• IRR: -6.9%
• Equity multiple: 0.61×
• Total profit: $-21,795
• Equity at exit: $17,284

Cash invested: $55,972 (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 29223

• Rents YoY: 0.2%
• Active inventory: 341
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $220

Break-even live

Break-even rent $1,532

Max offer price $199,900

Occupancy floor 83%

Sensitivity live

Price	-10% $334	-5% $277	+0% $220	+5% $164	+10% $107
Rent	-10% $77	-5% $149	+0% $220	+5% $292	+10% $363
Rate	-1.0pp $321	-0.5pp $271	base $220	+0.5pp $169	+1.0pp $116

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Westport Dr Columbia, SC	3.0	2.0	1303	$1,769	$1.36	22d	1	0.85mi
440 Town Center Pl Columbia, SC	1.0–2.0	1.0–2.0	1016	$2,610	$2.57	4d	17	0.94mi
109 Jaybird Ln Columbia, SC	3.0	2.0	1250	$1,679	$1.34	4d	1	0.97mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	20d	1	1.05mi
4500 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1031	$1,455	$1.41	4d	4	1.11mi
108 Quinton Ln Columbia, SC	3.0	2.0	1052	$1,749	$1.66	22d	1	1.13mi
112 Turnstone Way Columbia, SC	3.0	2.0	1145	$1,779	$1.55	4d	1	1.16mi
502 Blue Garden Way Columbia, SC	4.0	2.5	1775	$2,183	$1.23	15d	1	1.17mi
5 Elders Pond Ct Columbia, SC	3.0	2.5	1640	$1,795	$1.09	15d	1	1.24mi
214 Elders Pond Dr Columbia, SC	3.0	2.5	1400	$1,350	$0.96	12d	1	1.31mi
500 Castle Ridge Dr Columbia, SC	3.0	2.0	1753	$2,150	$1.23	4d	1	1.32mi
1116 Waverly Place Ln Columbia, SC	3.0	2.0	1428	$1,875	$1.31	15d	1	1.32mi
512 N Crossing Dr Columbia, SC	3.0	2.0	1302	$1,799	$1.38	25d	1	1.32mi
1214 Waverly Place Ln Columbia, SC	3.0	2.0	1152	$1,800	$1.56	12d	1	1.34mi
916 N Brickyard Rd Columbia, SC	3.0	2.0	1350	$1,695	$1.26	15d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $199,900 Active 40 DOM
2. 2026-06-17
   days on market $199,900 Active 39 DOM
3. 2026-06-16
   days on market $199,900 Active 38 DOM
4. 2026-06-15
   days on market $199,900 Active 37 DOM
5. 2026-06-14
   days on market $199,900 Active 35 DOM
6. 2026-06-13
   days on market $199,900 Active 34 DOM
7. 2026-06-10
   days on market $199,900 Active 32 DOM
8. 2026-06-09
   days on market $199,900 Active 31 DOM
9. 2026-06-08
   days on market $199,900 Active 30 DOM
10. 2026-06-07
    days on market $199,900 Active 29 DOM
11. 2026-06-05
    days on market $199,900 Active 26 DOM
12. 2026-06-03
    days on market $199,900 Active 25 DOM
13. 2026-06-03
    days on market $199,900 Active 24 DOM
14. 2026-06-01
    days on market $199,900 Active 23 DOM
15. 2026-05-31
    days on market $199,900 Active 22 DOM
16. 2026-05-09
    listed $199,900 Active
17. 2026-04-24
    listed $199,900 Active
18. 1999-07-02
    soldstatus $8,500

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$192/yr (+$16/mo · 20.3%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,735
• − Mortgage interest: −$11,198
• − Property taxes: −$947
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$5,815
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $2,813/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 — Dentsville

• Score: 71/100
• State rank: #50
• US rank: #6940

Category grades

Amenities D+ Commute F Cost of living A+ Crime F Employment F Housing A Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland County · 389,530 people
• City population: 52,835
• Metro: Columbia, SC
• Population (ZIP): 53,074
• Household income: $62,408
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2857.0

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 0.60)
• Race & ethnicity: Black 57% White 23% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% 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: ▼ -135.96%
• Current HPI: 195.3158
• Rent YoY: ▲ 0.21%
• 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

+2251.8% since first listed

3 events — show timeline

• 2026-05-09 Listed $199,900 Consolidated MLS
• 2026-04-24 Listed $199,900 Consolidated MLS
• 1999-07-02 Sold (Public Records) $8,500 Public Records

Property tax history

-1.0%/yr

Latest (2025): $947 · -27.8% YoY. Source: county tax records.