511 Providence Crossing Dr · Dentsville, SC 29203

$174,999

2 bd · 2.0 ba · 1,107 sqft · SingleFamily public records · 107 Days on market

Built 2005 3,920 sqft lot $100/mo HOA · 6% of rent

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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 +13.2/30.0
• ARV discount +7.5/15.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Are you looking for an end unit patio home with a brand-new HVAC unit? Welcome to 511 Providence Crossing Drive in the Courtyards at Providence Place, a charming one-level patio home designed for comfortable and easy living. The spacious living room features high ceilings, a cozy gas log fireplace, and plenty of natural light, creating a warm and inviting space to relax or entertain. The kitchen offers natural cabinetry, pantry storage, and a convenient pass-through cutout to the living room, making it easy to stay connected with guests while preparing meals. The primary suite includes a private bath and walk-in closet, while the second bedroom also offers ample closet space and easy access

Key facts

• Natural cabinetry
• Pantry storage
• Private bath

Tags

• GAS LOG FIREPLACE
• NATURAL CABINETRY
• PANTRY STORAGE
• PRIVATE BATH
• WALK-IN CLOSET
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: Community has an association; Association maintains common areas, front yard care, trash service and green areas

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl exterior; Crawlspace foundation
• Exterior features: Covered front porch; Patio; Yard shed; Rear wood privacy fence

Interior

• Kitchen: Galley kitchen with wood cabinets; Countertops (other); Backsplash (other); Vinyl flooring in kitchen; Dishwasher; Refrigerator; Microwave (above stove); Free-standing smooth-surface range
• Bedrooms: Master bedroom on main level with private bath, walk-in closet, ceiling fan and carpeted floors; Second bedroom on main level with shared bath, walk-in closet, ceiling fan and carpeted floors
• Flooring: Carpet in bedrooms and living areas; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace with natural gas log; High ceilings (over 9 ft); Ceiling fans; Formal dining area; Pantry; Closet laundry
• Laundry & utility: Laundry located on main level in closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-5 ($-56/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (10.8% below list).
• Recommended offer: $156k (10.8% 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: Killian Elementary (math 18% / reading 24%, grade F, #488 of 597 statewide, top 82%, 742 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 rising (+2.5%/yr); 241 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 41% of the median local income ($46k/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 $5k 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 107 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $156,172 (10.8% 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 107 days. Have you received any prior offers? Is the seller open to a 11% 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 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: 0.89% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-29,397
• Equity at exit: $26,093

10-year hold

• IRR: -9.9%
• Equity multiple: 0.41×
• Total profit: $-28,992
• Equity at exit: $15,131

Cash invested: $49,000 (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 29203

• Home prices YoY: -31.6%
• Rents YoY: 2.5%
• Active inventory: 241
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$918
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$73
• HOA: −$100
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-5

Break-even live

Break-even rent $1,568

Max offer price $174,168

Occupancy floor 95%

Sensitivity live

Price	-10% $94	-5% $45	+0% $-5	+5% $-54	+10% $-104
Rent	-10% $-128	-5% $-66	+0% $-5	+5% $57	+10% $119
Rate	-1.0pp $83	-0.5pp $40	base $-5	+0.5pp $-50	+1.0pp $-96

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1340 N Brickyard Rd Columbia, SC	1.0–3.0	1.0–2.0	1061	$1,663	$1.57	4d	34	0.24mi
1800 Killian Lakes Dr Columbia, SC	1.0–3.0	1.0–2.5	1401	$1,942	$1.39	4d	47	0.51mi
9641 Farrow Rd Columbia, SC	2.0–3.0	2.0	1179	$1,644	$1.39	4d	32	0.73mi
500 Rockhaven Dr Columbia, SC	3.0	2.0	1064	$1,649	$1.55	25d	1	0.92mi
2250 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1155	$1,890	$1.64	13d	18	1.10mi
916 N Brickyard Rd Columbia, SC	3.0	2.0	1350	$1,695	$1.26	16d	1	1.29mi
508 Longtown Rd Columbia, SC	1.0–3.0	1.0–2.0	984	$1,052	$1.07	5d	26	1.35mi
261 Business Park Blvd Columbia, SC	1.0–3.0	1.0–2.0	1127	$1,349	$1.20	13d	2	1.49mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: gas

Listing history 27 events

1. 2026-06-22
   days on market $174,999 Active 107 DOM
2. 2026-06-18
   days on market $174,999 Active 104 DOM
3. 2026-06-17
   pricedays on market $174,999 Active 103 DOM
4. 2026-06-16
   days on market $182,500 Active 102 DOM
5. 2026-06-15
   days on market $182,500 Active 101 DOM
6. 2026-06-14
   days on market $182,500 Active 99 DOM
7. 2026-06-13
   days on market $182,500 Active 98 DOM
8. 2026-06-10
   days on market $182,500 Active 96 DOM
9. 2026-06-09
   days on market $182,500 Active 95 DOM
10. 2026-06-08
    days on market $182,500 Active 94 DOM
11. 2026-06-07
    days on market $182,500 Active 93 DOM
12. 2026-06-05
    days on market $182,500 Active 90 DOM
13. 2026-06-03
    days on market $182,500 Active 89 DOM
14. 2026-06-03
    days on market $182,500 Active 88 DOM
15. 2026-06-01
    days on market $182,500 Active 87 DOM
16. 2026-05-31
    days on market $182,500 Active 86 DOM
17. 2026-04-24
    price $182,500
18. 2026-03-06
    listed $185,000 Active
19. 2023-08-21
    soldstatus $167,000
20. 2023-08-04
    status Pending
21. 2023-07-20
    historical Active - Contingent
22. 2023-07-13
    price $167,000
23. 2023-06-20
    listed $170,000 Active
24. 2023-06-06
    soldstatus $131,300
25. 2016-06-01
    soldstatus $80,000
26. 2015-05-06
    price $80,500
27. 2015-04-24
    price $82,500

ⓘ 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: $1,774 · $148/mo
• Projected year-2 tax: $1,774 · $148/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: $18,741
• − Mortgage interest: −$9,803
• − Property taxes: −$1,774
• − Insurance: −$875
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − HOA: −$1,200
• − Depreciation: −$5,091
• Taxable loss: −$3,000
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $664/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): 40,653
• Household income: $46,054
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1980.0

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: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 13% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

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: ▼ -77.52%
• Current HPI: 168.2114
• Rent YoY: ▲ 2.50%
• 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

+121.2% since first listed

11 events — show timeline

• 2026-04-24 Price Changed $182,500 Consolidated MLS
• 2026-03-06 Listed $185,000 Consolidated MLS
• 2023-08-21 Sold (Public Records) $167,000 Public Records
• 2023-08-04 Pending — Consolidated MLS
• 2023-07-20 Contingent — Consolidated MLS
• 2023-07-13 Price Changed $167,000 Consolidated MLS
• 2023-06-20 Listed $170,000 Consolidated MLS
• 2023-06-06 Sold (Public Records) $131,300 Public Records
• 2016-06-01 Sold (Public Records) $80,000 Public Records
• 2015-05-06 Price Changed $80,500 Consolidated MLS
• 2015-04-24 Price Changed $82,500 Consolidated MLS

Property tax history

-4.1%/yr

Latest (2025): $1,774 · -68.5% YoY. Source: county tax records.