226 Horseshoe Cir · Dentsville, SC 29223

$139,900

3 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 93 Days on market

Built 1972 6,098 sqft lot Est $102k · 38% over

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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 +18.2/30.0
• 1% rule +6.4/10.0
• DSCR +5.7/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Dentsville subdivision of Northeast Columbia, this single-story residence offers 1,005 square feet of interior living space. Built in 1972, the home features a three-bedroom, one-bathroom floor plan with carpet and laminate flooring throughout the living areas. The kitchen is equipped with a range, refrigerator, gorgeous cabinets and stylish countertops, adjoining a centralized living area. The exterior consists of a brick facade situated on a level 0.14-acre (6,012 sq. ft. ) lot with mature landscaping and a cleared rear yard. The property provides off-street parking and is located within the Richland 02 School District. This home is positioned near the Two Notch Road commer

Key facts

• Brick facade
• Mature landscaping
• Off-street parking

Tags

• DENTSVILLE SUBDIVISION
• BRICK FACADE
• MATURE LANDSCAPING
• CLEARED REAR YARD
• OFF-STREET PARKING
• RICHLAND 02 SCHOOL DISTRICT

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Brick exterior above foundation; Partial fencing; Paved road frontage; Public water

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Master bedroom on the main level; Two additional bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Family room on the main level; All main living areas on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

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: Jackson Creek Elementary (math 26% / reading 24%, grade F, #447 of 597 statewide, top 76%, 545 students, 100% FRL) — zoned schools average 100% FRL vs 38% district-wide (62 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 41% district-wide (-16 pts) — the specific schools serving this property underperform the Richland 02 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 341 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 31% 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 $967 of loan paydown is wiped out by about $4k 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 93 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $140k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.14% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $101,505
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 King Arthur Ct	0.74mi	3/2.0	1,134 (+13%)	20mo	$114,000	$101	24

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.52×
• Total profit: $-18,933
• Equity at exit: $20,860

10-year hold

• IRR: -11.2%
• Equity multiple: 0.42×
• Total profit: $-22,625
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$734
• Tax from tax record: −$344 /mo · $4,130/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $125

Break-even live

Break-even rent $1,438

Max offer price $139,900

Occupancy floor 87%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Carr Ln Columbia, SC	3.0	2.5	1250	$1,900	$1.52	3d	1	0.58mi
2058 Mapleton Dr Columbia, SC	3.0	2.5	1476	$1,995	$1.35	21d	1	0.71mi
1659 Legrand Rd Columbia, SC	2.0–3.0	2.0–2.5	1450	$2,500	$1.72	3d	12	0.72mi
712 Blazing Star Trl Columbia, SC	3.0	2.0	1100	$1,699	$1.54	3d	1	0.76mi
237 Foxhunt Rd Columbia, SC	3.0	1.5	1008	$1,250	$1.24	14d	1	0.80mi
381 Valley Heights Ln Columbia, SC	3.0	2.5	1471	$1,719	$1.17	23d	1	0.92mi
125 Charleswood Dr Columbia, SC	3.0	1.0	1074	$1,350	$1.26	23d	1	0.94mi
113 Charleswood Dr Columbia, SC	4.0	1.5	1196	$1,555	$1.30	3d	1	0.94mi
1728 Springwoods Lake Dr Columbia, SC	2.0	1.5	1025	$1,200	$1.17	3d	1	1.13mi
1000 Windsor Shores Dr Columbia, SC	1.0–3.0	1.0–2.0	1011	$1,590	$1.57	23d	1	1.14mi
8100 Bayfield Rd Columbia, SC	3.0	1.0–2.0	773	$1,364	$1.76	23d	1	1.21mi
1682 Horseshoe Dr Unit D Columbia, SC	2.0	2.0	1000	$895	$0.90	14d	1	1.22mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,848	$1.66	3d	27	1.24mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	11d	1	1.28mi
207 Weddell St Unit 1D Columbia, SC	2.0	2.0	1200	$1,100	$0.92	3d	1	1.41mi
2920 Chatsworth Rd Apt C Columbia, SC	2.0	2.0	980	$1,100	$1.12	23d	1	1.46mi
2920 Chatsworth Rd Unit A Columbia, SC	2.0	2.0	980	$1,100	$1.12	3d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $139,900 Active 93 DOM
2. 2026-06-17
   days on market $139,900 Active 92 DOM
3. 2026-06-16
   days on market $139,900 Active 91 DOM
4. 2026-06-15
   pricedays on market $139,900 Active 90 DOM
5. 2026-06-14
   days on market $149,900 Active 88 DOM
6. 2026-06-13
   statusdays on market $149,900 Active 87 DOM
7. 2026-05-14
   status Pending
8. 2026-04-30
   historical Active - Contingent
9. 2026-04-10
   price $149,900
10. 2026-03-26
    price $159,900
11. 2026-02-18
    listed $164,900 Active
12. 2004-05-18
    soldstatus $62,000
13. 1987-08-01
    soldstatus $42,900
14. 1987-01-01
    soldstatus $10,000
15. 1978-02-01
    soldstatus $22,500

ⓘ 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: $4,130 · $344/mo
• Projected year-2 tax: $4,130 · $344/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $19,158
• − Mortgage interest: −$7,837
• − Property taxes: −$4,130
• − Insurance: −$700
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$4,070
• Taxable loss: −$643
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $1,656/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

• Census place: Dentsville, SC
• 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

+566.2% since first listed

9 events — show timeline

• 2026-05-14 Pending — Consolidated MLS
• 2026-04-30 Contingent — Consolidated MLS
• 2026-04-10 Price Changed $149,900 Consolidated MLS
• 2026-03-26 Price Changed $159,900 Consolidated MLS
• 2026-02-18 Listed $164,900 Consolidated MLS
• 2004-05-18 Sold (Public Records) $62,000 Public Records
• 1987-08-01 Sold (Public Records) $42,900 Public Records
• 1987-01-01 Sold (Public Records) $10,000 Public Records
• 1978-02-01 Sold (Public Records) $22,500 Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,130 · +2.3% YoY. Source: county tax records.