15 Rosepine Dr · Dentsville, SC 29223

$265,500

3 bd · 3.0 ba · 1,774 sqft · SingleFamily public records · 200 Days on market

Built 1998 0.64 ac lot

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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
• DSCR +4.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Back on the market * Move-in ready and perfectly situated, this 3 bed/3 bath home sits on over half an acre in the conveniently located Rice Creek neighborhood, zoned for award-winning Richland 2 schools. The flowing layout includes a spacious, bright eat-in kitchen and a large living area designed for comfort and gatherings. The generous owner’s suite features a full private bath, while each additional bedroom offers ample closet space and shares a lovely full bath. Step outside to your own backyard retreat with a sparkling pool and patio, all set within a large, private yard. The side-entry garage adds extra convenience and curb appeal. Combining space, functionality, and outdoor

Key facts

• Storage shed
• Private yard
• Backyard retreat

Tags

• BACKYARD RETREAT
• STORAGE SHED
• PRIVATE YARD
• SIDE-ENTRY GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $266k.

Deal economics

• At list price, monthly cash flow is $-5 ($-60/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (22.4% below list).
• Recommended offer: $206k (22.4% 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: 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 flat; 341 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 40% 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 $2k of loan paydown is wiped out by about $8k 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 200 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 62% 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 $205,951 (22.4% 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 200 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.78% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 10.7

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-49,060
• Equity at exit: $39,587

10-year hold

• IRR: -18.3%
• Equity multiple: 0.12×
• Total profit: $-65,338
• Equity at exit: $22,956

Cash invested: $74,340 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,392
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-5

Break-even live

Break-even rent $2,066

Max offer price $264,616

Occupancy floor 95%

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: $66,375
• Closing costs: $7,965
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Rosepine Dr Columbia, SC	4.0	2.0	1600	$1,985	$1.24	3d	1	0.17mi
2 Majestic Ct Columbia, SC	4.0	2.5	2156	$2,479	$1.15	23d	1	0.23mi
1340 N Brickyard Rd Columbia, SC	1.0–3.0	1.0–2.0	1061	$1,860	$1.75	3d	34	0.30mi
113 Millhouse Ct Columbia, SC	3.0	2.0	1936	$2,030	$1.05	19d	1	0.34mi
621 Heron Glen Dr Columbia, SC	4.0	2.5	2195	$2,095	$0.95	3d	1	0.66mi
1800 Killian Lakes Dr Columbia, SC	1.0–3.0	1.0–2.5	1401	$2,657	$1.90	3d	47	0.71mi
412 Killian Green Dr Columbia, SC	3.0	2.5	2280	$1,999	$0.88	11d	1	0.83mi
109 Summer Vale Dr Columbia, SC	4.0	2.5	1800	$2,150	$1.19	3d	1	0.84mi
916 N Brickyard Rd Columbia, SC	3.0	2.0	1350	$1,695	$1.26	14d	1	0.89mi
9641 Farrow Rd Columbia, SC	2.0–3.0	2.0	1179	$1,872	$1.59	3d	32	0.90mi
502 Blue Garden Way Columbia, SC	4.0	2.5	1775	$2,183	$1.23	14d	1	1.17mi
495 Blue Garden Way Columbia, SC	4.0	2.5	2075	$2,224	$1.07	3d	1	1.20mi
13 Tomafield Ct Columbia, SC	3.0	2.0	1721	$2,000	$1.16	3d	1	1.29mi
2250 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1155	$2,311	$2.00	11d	18	1.32mi

Listing history 24 events

1. 2026-06-18
   days on market $265,500 Active 200 DOM
2. 2026-06-17
   days on market $265,500 Active 199 DOM
3. 2026-06-16
   days on market $265,500 Active 198 DOM
4. 2026-06-15
   days on market $265,500 Active 197 DOM
5. 2026-06-14
   days on market $265,500 Active 195 DOM
6. 2026-06-13
   days on market $265,500 Active 194 DOM
7. 2026-06-10
   days on market $265,500 Active 192 DOM
8. 2026-06-09
   days on market $265,500 Active 191 DOM
9. 2026-06-08
   days on market $265,500 Active 190 DOM
10. 2026-06-07
    statusdays on market $265,500 Active 189 DOM
11. 2026-04-28
    status Pending
12. 2026-04-13
    historical Active - Contingent
13. 2026-03-19
    status Active
14. 2026-02-27
    status Pending
15. 2026-02-12
    historical Active - Contingent
16. 2026-01-10
    price $265,500
17. 2025-12-22
    price $278,000
18. 2025-10-02
    listed $285,500 Active
19. 2022-10-25
    historical
20. 2022-10-17
    listed $300,000 Active
21. 2021-06-18
    soldstatus $215,000
22. 2021-05-06
    historical
23. 2021-04-28
    listed $189,900 Active
24. 1997-12-10
    soldstatus $16,500

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $1,549 · $129/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 6/10 Major FEMA zone X (unshaded) · 74% 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 62% 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: $24,714
• − Mortgage interest: −$14,872
• − Property taxes: −$1,549
• − Insurance: −$1,328
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − Depreciation: −$7,724
• Taxable loss: −$4,712
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $1,071/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: 335,994
• 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

+1509.1% since first listed

14 events — show timeline

• 2026-04-28 Pending — Consolidated MLS
• 2026-04-13 Contingent — Consolidated MLS
• 2026-03-19 Relisted — Consolidated MLS
• 2026-02-27 Pending — Consolidated MLS
• 2026-02-12 Contingent — Consolidated MLS
• 2026-01-10 Price Changed $265,500 Consolidated MLS
• 2025-12-22 Price Changed $278,000 Consolidated MLS
• 2025-10-02 Listed $285,500 Consolidated MLS
• 2022-10-25 Delisted — Consolidated MLS
• 2022-10-17 Listed $300,000 Consolidated MLS
• 2021-06-18 Sold (Public Records) $215,000 Public Records
• 2021-05-06 Delisted — Consolidated MLS
• 2021-04-28 Listed $189,900 Consolidated MLS
• 1997-12-10 Sold (Public Records) $16,500 Public Records

Property tax history

-8.8%/yr

Latest (2025): $1,549 · +3.5% YoY. Source: county tax records.