326 Rockingham Rd · Dentsville, SC 29223

$154,900

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 16 Days on market

Built 1977 0.36 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 +17.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +5.5/10.0
• 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

Classic 3-bedroom, 1.5-bathroom brick ranch perfectly situated on a generous 0.36-acre lot. Spanning 1,313 sq. ft. , this home features a functional floor plan with formal living and dining areas, ideal for both daily life and hosting guests. The durable brick exterior and attached carport allows for low-maintenance living and convenience. Outside, the large level backyard provides a private retreat for gardening or recreation. Located in the award-winning Richland 02 school district and just minutes from the shopping and dining of Two Notch Road and Decker Blvd. Quick access to I-20 and I-77 makes for an effortless commute. Disclaimer: CMLS has not reviewed and, therefore, does not endors

Key facts

• Generous lot
• Large level backyard
• Quick access to i-20

Tags

• BRICK RANCH
• GENEROUS LOT
• DURABLE BRICK EXTERIOR
• LARGE LEVEL BACKYARD
• AWARD-WINNING SCHOOL DISTRICT
• QUICK ACCESS TO I-20

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Patio; Shed; Rear chain-link fence

Interior

• Kitchen: Eat-in kitchen; Formica countertops; Stained wood cabinets; Dishwasher; Refrigerator; Disposal; Free-standing range
• Bedrooms: Master bedroom on main level with walk-in closet; Bedroom 2 on main level; Bedroom 3 on main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heat; Central cooling; Heat pump on first level
• Interior features: Dishwasher; Disposal; Refrigerator; Free-standing range; Formal dining area with molding; Eat-in kitchen with Formica countertops and stained wood cabinets

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (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: Killian Elementary (math 18% / reading 24%, grade F, #488 of 597 statewide, top 82%, 742 students, 100% FRL); Longleaf Middle (math 19% / reading 41%, grade F, #136 of 229 statewide, top 60%, 802 students, 69% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 73% FRL vs 38% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 341 active listings in the ZIP; 11 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).
• This rent runs 33% 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 $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 16 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $108k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% 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 $152,576 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 7.5

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: -14.6%
• Equity multiple: 0.49×
• Total profit: $-22,000
• Equity at exit: $23,096

10-year hold

• IRR: -12.3%
• Equity multiple: 0.38×
• Total profit: $-27,013
• Equity at exit: $13,393

Cash invested: $43,372 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$812
• Tax from tax record: −$365 /mo · $4,378/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $121

Break-even live

Break-even rent $1,572

Max offer price $154,900

Occupancy floor 88%

Sensitivity live

Price	-10% $208	-5% $164	+0% $121	+5% $77	+10% $33
Rent	-10% $-16	-5% $52	+0% $121	+5% $189	+10% $257
Rate	-1.0pp $199	-0.5pp $160	base $121	+0.5pp $80	+1.0pp $40

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
916 N Brickyard Rd Columbia, SC	3.0	2.0	1350	$1,695	$1.26	16d	1	0.35mi
1340 N Brickyard Rd Columbia, SC	1.0–3.0	1.0–2.0	1061	$1,860	$1.75	4d	34	1.04mi
500 Rockhaven Dr Columbia, SC	3.0	2.0	1064	$1,649	$1.55	25d	1	1.11mi
113 Charleswood Dr Columbia, SC	4.0	1.5	1196	$1,555	$1.30	5d	1	1.19mi
381 Valley Heights Ln Columbia, SC	3.0	2.5	1471	$1,719	$1.17	25d	1	1.20mi
125 Charleswood Dr Columbia, SC	3.0	1.0	1074	$1,350	$1.26	25d	1	1.21mi
109 Jaybird Ln Columbia, SC	3.0	2.0	1250	$1,679	$1.34	4d	1	1.27mi
21 Winslow Ct Columbia, SC	3.0	2.0	1220	$1,649	$1.35	23d	1	1.42mi
1800 Killian Lakes Dr Columbia, SC	1.0–3.0	1.0–2.5	1401	$2,657	$1.90	4d	47	1.43mi
237 Foxhunt Rd Columbia, SC	3.0	1.5	1008	$1,250	$1.24	16d	1	1.45mi
712 Blazing Star Trl Columbia, SC	3.0	2.0	1100	$1,699	$1.54	5d	1	1.49mi

Listing history 12 events

1. 2026-06-22
   days on market $154,900 Active 16 DOM
2. 2026-06-18
   days on market $154,900 Active 13 DOM
3. 2026-06-17
   days on market $154,900 Active 12 DOM
4. 2026-06-16
   days on market $154,900 Active 11 DOM
5. 2026-06-15
   days on market $154,900 Active 10 DOM
6. 2026-06-14
   days on market $154,900 Active 8 DOM
7. 2026-06-13
   days on market $154,900 Active 7 DOM
8. 2026-06-10
   days on market $154,900 Active 5 DOM
9. 2026-06-09
   days on market $154,900 Active 4 DOM
10. 2026-06-08
    days on market $154,900 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $154,900 Active 2 DOM

ⓘ 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: $4,378 · $365/mo
• Projected year-2 tax: $4,378 · $365/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: $20,692
• − Mortgage interest: −$8,677
• − Property taxes: −$4,378
• − Insurance: −$774
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$4,506
• Taxable loss: −$954
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $1,676/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): 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

+171.8% since first listed

4 events — show timeline

• 2026-06-05 Listed $154,900 Consolidated MLS
• 2022-10-11 Sold (Public Records) $107,500 Public Records
• 2007-11-06 Sold (Public Records) $91,000 Public Records
• 1994-02-07 Sold (Public Records) $57,000 Public Records

Property tax history

+15.8%/yr

Latest (2025): $4,378 · +2.6% YoY. Source: county tax records.