108 Lionsgate Dr · Dentsville, SC 29223

$110,500

2 bd · 2.0 ba · 1,256 sqft · Condo public records · 30 Days on market

Built 1974

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• 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

Welcome to this newly completely renovated condo loaded with extras! It features 2 master bedrooms along with 2 full baths and large walk-in closets and 1 half bath located on the main floor. Downstairs to include kitchen with all new stainless steel appliances and refrigerator to remain, family room with a cozy fire place and beautiful double french doors on each side. Also, a very large sun room on the main floor and an outside balcony/patio on the second level. Community to include pool/tennis court and is surrounded with tons shopping and dinning. Great location, interstate I-77,I-20 just minutes away including 10 min drive to Ft. Jackson, 12 minute drive to downtown Columbia. HOA inclu

Key facts

• Double french doors
• Outside balcony
• Community pool

Tags

• STAINLESS STEEL APPLIANCES
• COZY FIRE PLACE
• DOUBLE FRENCH DOORS
• LARGE SUN ROOM
• OUTSIDE BALCONY
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Has association

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Slab foundation
• Construction: Slab foundation
• Exterior features: Hard-coat stucco exterior; Paved road access; Approximately 0.05-acre lot

Interior

• Bedrooms: Primary bedroom located on the second level
• Bathrooms: Two full bathrooms; One half bathroom; Two second full bathrooms
• Interior features: One fireplace; Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $109k (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) — zoned schools average 100% FRL vs 38% district-wide (62 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 41% district-wide (-19 pts) — the specific schools serving this property underperform the Richland 02 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 341 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% 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 $764 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.2% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $108,842 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.10%
• DSCR: 1.85
• GRM: 5.7

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: 7.8%
• Equity multiple: 1.29×
• Total profit: $9,090
• Equity at exit: $16,476

10-year hold

• IRR: 14.5%
• Equity multiple: 2.01×
• Total profit: $31,361
• Equity at exit: $9,554

Cash invested: $30,940 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$579
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $492

Break-even live

Break-even rent $988

Max offer price $110,500

Occupancy floor 64%

Sensitivity live

Price	-10% $555	-5% $524	+0% $492	+5% $461	+10% $430
Rent	-10% $365	-5% $429	+0% $492	+5% $556	+10% $620
Rate	-1.0pp $548	-0.5pp $521	base $492	+0.5pp $464	+1.0pp $435

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: $27,625
• Closing costs: $3,315
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	3d	1	0.17mi
1152 Rabon Pond Dr Columbia, SC	3.0	2.5	1522	$1,799	$1.18	11d	1	0.29mi
381 Valley Heights Ln Columbia, SC	3.0	2.5	1471	$1,719	$1.17	24d	1	0.51mi
125 Charleswood Dr Columbia, SC	3.0	1.0	1074	$1,350	$1.26	24d	1	0.74mi
237 Foxhunt Rd Columbia, SC	3.0	1.5	1008	$1,250	$1.24	14d	1	0.88mi
137 Carr Ln Columbia, SC	3.0	2.5	1250	$1,900	$1.52	3d	1	1.14mi
2058 Mapleton Dr Columbia, SC	3.0	2.5	1476	$1,995	$1.35	21d	1	1.40mi
500 Rockhaven Dr Columbia, SC	3.0	2.0	1064	$1,649	$1.55	24d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $110,500 Active 30 DOM
2. 2026-06-17
   days on market $110,500 Active 29 DOM
3. 2026-06-16
   days on market $110,500 Active 28 DOM
4. 2026-06-15
   days on market $110,500 Active 27 DOM
5. 2026-06-14
   days on market $110,500 Active 25 DOM
6. 2026-06-13
   days on market $110,500 Active 24 DOM
7. 2026-06-10
   days on market $110,500 Active 22 DOM
8. 2026-06-09
   days on market $110,500 Active 21 DOM
9. 2026-06-08
   days on market $110,500 Active 20 DOM
10. 2026-06-07
    days on market $110,500 Active 19 DOM
11. 2026-06-05
    days on market $110,500 Active 16 DOM
12. 2026-06-03
    days on market $110,500 Active 15 DOM
13. 2026-06-03
    days on market $110,500 Active 14 DOM
14. 2026-06-01
    days on market $110,500 Active 13 DOM
15. 2026-05-31
    days on market $110,500 Active 12 DOM
16. 2026-05-18
    listed $110,500 Active
17. 1993-02-09
    soldstatus $3,325,000
18. 1992-10-13
    soldstatus $3,000,000

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $1,862 · $155/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 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $19,338
• − Mortgage interest: −$6,190
• − Property taxes: −$1,862
• − Insurance: −$552
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$3,215
• Taxable income: $4,425
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $4,847/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

-96.3% since first listed

3 events — show timeline

• 2026-05-18 Listed $110,500 Consolidated MLS
• 1993-02-09 Sold (Public Records) $3,325,000 Public Records
• 1992-10-13 Sold (Public Records) $3,000,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,862 · +2.1% YoY. Source: county tax records.