9 Highgate Cir · Dentsville, SC 29223

$199,900

4 bd · 2.0 ba · 1,938 sqft · SingleFamily public records · 16 Days on market

Built 1973 0.45 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 +14.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +4.4/10.0
• 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

Tucked away in the sought-after Briarwood community, this spacious 4-bedroom, 2-bathroom home combines quiet suburban living with exceptional proximity to Northeast Columbia’s best amenities. The 1,938-square-foot interior is highlighted by a vaulted ceiling in the living room and a modern U-shaped kitchen equipped with new appliances. Outdoors, the generous nearly half-acre lot features a large back deck, perfect for entertaining or enjoying the wooded surroundings. This prime location is just minutes from the hiking and fishing at Sesquicentennial State Park and is exceptionally convenient for those stationed at Fort Jackson. With nearly immediate access to I-77 and I-20, residents

Key facts

• Large back deck
• U-shaped kitchen
• Vaulted ceiling

Tags

• VAULTED CEILING
• U-SHAPED KITCHEN
• LARGE BACK DECK
• NEARLY HALF-ACRE LOT
• CONVENIENT ACCESS TO I-77
• CONVENIENT ACCESS TO I-20

Property features AI

Exterior

• Parking: Attached carport; Two parking spaces (two garage spaces listed)
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Wood exterior; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric heating with heat pump on first level
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $45 ($536/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% 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); Richland Northeast High (math 42% / reading 82%, grade B-, #99 of 196 statewide, top 53%, 1,359 students, 70% FRL) — zoned schools average 85% FRL vs 38% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 341 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 39% 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 16 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $92k; list at $200k implies a 116% gain — meaningful room to come down on a strong offer.

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 $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✓
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 8.3

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-34,900
• Equity at exit: $29,806

10-year hold

• IRR: -18.2%
• Equity multiple: 0.15×
• Total profit: $-47,480
• 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: 8.3×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$410 /mo · $4,917/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $45

Break-even live

Break-even rent $1,951

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $158	-5% $101	+0% $45	+5% $-12	+10% $-68
Rent	-10% $-114	-5% $-35	+0% $45	+5% $124	+10% $203
Rate	-1.0pp $145	-0.5pp $96	base $45	+0.5pp $-7	+1.0pp $-60

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1152 Rabon Pond Dr Columbia, SC	3.0	2.5	1522	$1,799	$1.18	13d	1	0.94mi
117 Greenfield Rd Columbia, SC	3.0	2.0	2055	$1,981	$0.96	25d	1	0.97mi
1270 Polo Rd Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,841	$1.58	5d	41	1.21mi
381 Valley Heights Ln Columbia, SC	3.0	2.5	1471	$1,719	$1.17	25d	1	1.21mi
137 Carr Ln Columbia, SC	3.0	2.5	1250	$1,900	$1.52	5d	1	1.45mi
1659 Legrand Rd Columbia, SC	2.0–3.0	2.0–2.5	1450	$2,500	$1.72	5d	12	1.46mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,848	$1.66	5d	27	1.48mi

Listing history 10 events

1. 2026-06-22
   days on market $199,900 Active 16 DOM
2. 2026-06-19
   pricestatus $199,900 Active 13 DOM
3. 2026-06-05
   statusdays on market $204,900 Pending 13 DOM
4. 2026-06-03
   days on market $204,900 Active 12 DOM
5. 2026-06-03
   days on market $204,900 Active 11 DOM
6. 2026-06-01
   days on market $204,900 Active 10 DOM
7. 2026-05-31
   days on market $204,900 Active 9 DOM
8. 2026-05-22
   listed $204,900 Active
9. 1996-11-18
   soldstatus $92,500
10. 1981-09-01
    soldstatus $63,000

ⓘ 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: $4,917 · $410/mo
• Projected year-2 tax: $4,917 · $410/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: $24,092
• − Mortgage interest: −$11,198
• − Property taxes: −$4,917
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$5,815
• Taxable loss: −$2,692
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $1,183/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

+225.2% since first listed

3 events — show timeline

• 2026-05-22 Listed $204,900 Consolidated MLS
• 1996-11-18 Sold (Public Records) $92,500 Public Records
• 1981-09-01 Sold (Public Records) $63,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $4,917 · +2.2% YoY. Source: county tax records.