29 Constable Ln · Dentsville, SC 29223

$245,000

3 bd · 2.0 ba · 1,617 sqft · SingleFamily public records · 19 Days on market

Built 1976 0.35 ac lot Est $236k · at est.

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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 +13.9/30.0
• ARV discount +5.8/15.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely remodeled and move in ready! Welcome to 29 Constable Lane in Columbia, featuring stylish updates throughout and modern finishes buyers will love. This beautifully renovated home offers new LVP flooring in the living areas and kitchen, fresh carpet in all bedrooms, and a stunning updated primary bathroom with a tiled walk in shower. The kitchen has been refreshed with granite countertops, painted cabinetry, and a tile backsplash for a clean, modern look. Step outside to enjoy the brand new back deck, perfect for entertaining or relaxing outdoors. Conveniently located near shopping, dining, schools, and major interstates, this home combines comfort, style, and convenience. Don&rsqu

Key facts

• Brand new roof
• Tiled walk in shower
• Painted cabinetry

Tags

• BRAND NEW ROOF
• NEW LVP FLOORING
• TILED WALK IN SHOWER
• GRANITE COUNTERTOPS
• PAINTED CABINETRY
• TILE BACKSPLASH

Property features AI

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Wood fencing and rear chain-link fencing; Paved road access; Public water

Interior

• Kitchen: Granite countertops; Tiled backsplash; Painted cabinets; Dishwasher
• Bedrooms: Primary bedroom on main level with private bath; Two additional bedrooms on main level
• Flooring: Luxury vinyl plank in main living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Wood-burning fireplace; Ceiling fans in living room and all bedrooms; Luxury vinyl plank flooring in living room and kitchen; Carpeted bedrooms
• Laundry & utility: Heated laundry space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $28 ($336/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (22.8% below list).
• Recommended offer: $189k (22.8% 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: L. B. Nelson Elementary (math 39% / reading 43%, grade F, #276 of 597 statewide, top 48%, 567 students, 76% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 62% FRL vs 38% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 57% at this address vs 41% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 341 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 36% 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 $7k 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 19 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $245k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $189,216 (22.8% below list)

Questions for the listing agent

1. Built in 1976 — 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: 0.77% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $236,082
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Peaceful Ln	0.43mi	3/2.0	1,544 (-4%)	19mo	$225,000	$146	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-43,195
• Equity at exit: $36,530

10-year hold

• IRR: -16.4%
• Equity multiple: 0.19×
• Total profit: $-55,821
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $28

Break-even live

Break-even rent $1,857

Max offer price $245,000

Occupancy floor 94%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Blue Garden Way Columbia, SC	4.0	2.5	2075	$2,224	$1.07	3d	1	0.55mi
502 Blue Garden Way Columbia, SC	4.0	2.5	1775	$2,183	$1.23	14d	1	0.59mi
916 N Brickyard Rd Columbia, SC	3.0	2.0	1350	$1,695	$1.26	14d	1	0.78mi
109 Jaybird Ln Columbia, SC	3.0	2.0	1250	$1,679	$1.34	3d	1	0.84mi
313 Brook Hollow Dr Columbia, SC	3.0	3.0	1879	$1,700	$0.90	14d	1	0.85mi
108 Quinton Ln Columbia, SC	3.0	2.0	1052	$1,749	$1.66	21d	1	1.20mi
136 Westport Dr Columbia, SC	3.0	2.0	1303	$1,769	$1.36	21d	1	1.21mi
113 Millhouse Ct Columbia, SC	3.0	2.0	1936	$2,030	$1.05	19d	1	1.33mi
4500 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1031	$1,455	$1.41	3d	4	1.42mi
13 Tomafield Ct Columbia, SC	3.0	2.0	1721	$2,000	$1.16	3d	1	1.50mi

Listing history 13 events

1. 2026-06-10
   statusdays on market $245,000 Pending 19 DOM
2. 2026-06-09
   days on market $245,000 Active - Contingent 18 DOM
3. 2026-06-08
   days on market $245,000 Active - Contingent 17 DOM
4. 2026-06-07
   days on market $245,000 Active - Contingent 16 DOM
5. 2026-06-05
   days on market $245,000 Active - Contingent 13 DOM
6. 2026-06-03
   days on market $245,000 Active - Contingent 12 DOM
7. 2026-06-03
   days on market $245,000 Active - Contingent 11 DOM
8. 2026-06-01
   days on market $245,000 Active - Contingent 10 DOM
9. 2026-05-31
   days on market $245,000 Active - Contingent 9 DOM
10. 2026-05-22
    listed $245,000 Active
11. 2015-07-31
    soldstatus $95,000
12. 2002-02-25
    soldstatus $98,000
13. 2000-11-03
    soldstatus $99,000

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$438/yr (+$36/mo · 45.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $22,706
• − Mortgage interest: −$13,724
• − Property taxes: −$959
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$7,127
• Taxable loss: −$3,962
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $1,287/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

+147.5% since first listed

4 events — show timeline

• 2026-05-22 Listed $245,000 Consolidated MLS
• 2015-07-31 Sold (Public Records) $95,000 Public Records
• 2002-02-25 Sold (Public Records) $98,000 Public Records
• 2000-11-03 Sold (Public Records) $99,000 Public Records

Property tax history

-9.9%/yr

Latest (2025): $959 · +3.6% YoY. Source: county tax records.