409 Todd Branch Dr · Dentsville, SC 29223

$149,900

3 bd · 1.0 ba · 998 sqft · SingleFamily public records · 72 Days on market

Built 1972 6,534 sqft lot Est $101k · 49% 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 +13.8/30.0
• 1% rule +5.0/10.0
• DSCR +4.2/10.0
• 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

Charming single-family home in the sought-after Todd Branch neighborhood! This well-maintained residence features 3 bedrooms, 2 baths, a spacious living area, formal dining, and a functional kitchen. Enjoy a private backyard with mature trees and easy access to shopping, dining, parks, and major roads. Perfect for comfortable family living in a convenient Columbia location. Buyer to verify all MLS info. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Private backyard
• Mature trees
• Easy access to parks

Tags

• PRIVATE BACKYARD
• MATURE TREES
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO PARKS
• EASY ACCESS TO MAJOR ROADS

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-story home; Front of house faces northwest
• Construction: Crawlspace and slab foundation
• Exterior features: Brick exterior above foundation on all sides; Vinyl exterior; Paved road frontage; Public water

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Central heating and central cooling; Main-level master bedroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $14 ($166/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 $150k (0.2% below list).
• Recommended offer: $141k (6.0% 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: Windsor Elementary (math 21% / reading 23%, grade F, #475 of 597 statewide, top 81%, 537 students, 100% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 83% FRL vs 38% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 341 active listings in the ZIP; 10 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 72 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $111k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 64% 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.00% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $100,798
• 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	0.71mi	3/2.0	1,134 (+14%)	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: -19.2%
• Equity multiple: 0.35×
• Total profit: $-27,389
• Equity at exit: $22,351

10-year hold

• IRR: -20.1%
• Equity multiple: 0.09×
• Total profit: $-38,147
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$786
• Tax from tax record: −$320 /mo · $3,834/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $14

Break-even live

Break-even rent $1,479

Max offer price $149,900

Occupancy floor 94%

Sensitivity live

Price	-10% $99	-5% $56	+0% $14	+5% $-29	+10% $-71
Rent	-10% $-104	-5% $-45	+0% $14	+5% $73	+10% $132
Rate	-1.0pp $89	-0.5pp $52	base $14	+0.5pp $-25	+1.0pp $-64

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 Blazing Star Trl Columbia, SC	3.0	2.0	1100	$1,699	$1.54	5d	1	0.71mi
237 Foxhunt Rd Columbia, SC	3.0	1.5	1008	$1,250	$1.24	16d	1	0.73mi
125 Charleswood Dr Columbia, SC	3.0	1.0	1074	$1,350	$1.26	25d	1	0.87mi
1728 Springwoods Lake Dr Columbia, SC	2.0	1.5	1025	$1,200	$1.17	5d	1	1.17mi
1000 Windsor Shores Dr Columbia, SC	1.0–3.0	1.0–2.0	1011	$1,590	$1.57	25d	1	1.21mi
8100 Bayfield Rd Columbia, SC	3.0	1.0–2.0	773	$1,364	$1.76	25d	1	1.22mi
1682 Horseshoe Dr Unit D Columbia, SC	2.0	2.0	1000	$895	$0.90	16d	1	1.27mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,848	$1.66	5d	27	1.31mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	13d	1	1.33mi
500 Rockhaven Dr Columbia, SC	3.0	2.0	1064	$1,649	$1.55	25d	1	1.45mi

Listing history 22 events

1. 2026-06-22
   days on market $149,900 Active 72 DOM
2. 2026-06-18
   days on market $149,900 Active 69 DOM
3. 2026-06-17
   days on market $149,900 Active 68 DOM
4. 2026-06-16
   days on market $149,900 Active 67 DOM
5. 2026-06-15
   days on market $149,900 Active 66 DOM
6. 2026-06-14
   days on market $149,900 Active 64 DOM
7. 2026-06-13
   days on market $149,900 Active 63 DOM
8. 2026-06-10
   days on market $149,900 Active 61 DOM
9. 2026-06-09
   days on market $149,900 Active 60 DOM
10. 2026-06-08
    days on market $149,900 Active 59 DOM
11. 2026-06-07
    days on market $149,900 Active 58 DOM
12. 2026-06-05
    days on market $149,900 Active 55 DOM
13. 2026-06-03
    days on market $149,900 Active 54 DOM
14. 2026-06-03
    days on market $149,900 Active 53 DOM
15. 2026-06-01
    days on market $149,900 Active 52 DOM
16. 2026-05-31
    days on market $149,900 Active 51 DOM
17. 2026-05-15
    price $149,900
18. 2026-04-10
    listed $154,900 Active
19. 2022-12-02
    soldstatus $111,000
20. 2016-04-06
    soldstatus $898,128
21. 2015-04-21
    soldstatus $17,137,966
22. 1982-11-01
    soldstatus $33,000

ⓘ 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: $3,834 · $320/mo
• Projected year-2 tax: $3,834 · $320/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $17,953
• − Mortgage interest: −$8,397
• − Property taxes: −$3,834
• − Insurance: −$750
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,361
• Taxable loss: −$2,260
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $709/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

+354.2% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $149,900 Consolidated MLS
• 2026-04-10 Listed $154,900 Consolidated MLS
• 2022-12-02 Sold (Public Records) $111,000 Public Records
• 2016-04-06 Sold (Public Records) $898,128 Public Records
• 2015-04-21 Sold (Public Records) $17,137,966 Public Records
• 1982-11-01 Sold (Public Records) $33,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $3,834 · +2.3% YoY. Source: county tax records.