501 Sheridan Dr · Dentsville, SC 29223-5328

$242,900

3 bd · 2.0 ba · 1,228 sqft · SingleFamily public records · 243 Days on market

Built 1983

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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 +12.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Welcome to this charming all-brick home that combines timeless appeal with modern updates. This home features a kitchenette to host your family gathers, a great-room & kitchen with elegant chair-railing, and solid surface countertops. Enjoy the comfort of clean, soft carpet throughout and a sunroom equipped with heated/cooling unit-perfect for year-round relaxation. This home also boasts an attached garage, and a double driveway that fits up to eight cars! Plus, no HOA to worry about, roof replaced in 2014 and all plumbing updated in 2020. A detached 12x20 storage shed with power is ready for all your gardening supplies or storage miscellaneous. Disclaimer: CMLS has not reviewed and,

Key facts

• Kitchenette
• Attached garage
• Double driveway

Tags

• KITCHENETTE
• GREAT-ROOM
• SOLID SURFACE COUNTERTOPS
• SUNROOM
• ATTACHED GARAGE
• DOUBLE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $243k.

Deal economics

• At list price, monthly cash flow is $-55 ($-664/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (27.7% below list).
• Recommended offer: $176k (27.7% 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: 1 active listings in the ZIP; 7 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).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $68k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $243k implies a 301% gain — meaningful room to come down on a strong offer.

Recommended offer $175,660 (27.7% 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 243 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.38×
• Total profit: $25,616
• Equity at exit: $109,218

10-year hold

• IRR: 9.4%
• Equity multiple: 2.41×
• Total profit: $96,008
• Equity at exit: $168,319

Cash invested: $68,012 (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 29223-5328

• Active inventory: 1
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$1,274
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-55

Break-even live

Break-even rent $1,827

Max offer price $233,118

Occupancy floor 98%

Sensitivity live

Price	-10% $82	-5% $13	+0% $-55	+5% $-124	+10% $-193
Rent	-10% $-194	-5% $-125	+0% $-55	+5% $14	+10% $83
Rate	-1.0pp $67	-0.5pp $6	base $-55	+0.5pp $-118	+1.0pp $-182

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: $60,725
• Closing costs: $7,287
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Jaybird Ln Columbia, SC	3.0	2.0	1250	$1,679	$1.34	4d	1	0.91mi
916 N Brickyard Rd Columbia, SC	3.0	2.0	1350	$1,695	$1.26	16d	1	0.95mi
136 Westport Dr Columbia, SC	3.0	2.0	1303	$1,769	$1.36	23d	1	1.04mi
108 Quinton Ln Columbia, SC	3.0	2.0	1052	$1,749	$1.66	23d	1	1.24mi
4500 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1031	$1,455	$1.41	4d	4	1.43mi
440 Town Center Pl Columbia, SC	1.0–2.0	1.0–2.0	1016	$2,610	$2.57	5d	17	1.45mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	21d	1	1.48mi

Listing history 23 events

1. 2026-06-22
   days on market $242,900 Active 243 DOM
2. 2026-06-18
   days on market $242,900 Active 240 DOM
3. 2026-06-17
   days on market $242,900 Active 239 DOM
4. 2026-06-16
   days on market $242,900 Active 238 DOM
5. 2026-06-15
   days on market $242,900 Active 237 DOM
6. 2026-06-14
   days on market $242,900 Active 235 DOM
7. 2026-06-13
   days on market $242,900 Active 234 DOM
8. 2026-06-10
   days on market $242,900 Active 232 DOM
9. 2026-06-09
   days on market $242,900 Active 231 DOM
10. 2026-06-08
    days on market $242,900 Active 230 DOM
11. 2026-06-07
    days on market $242,900 Active 229 DOM
12. 2026-06-05
    days on market $242,900 Active 226 DOM
13. 2026-06-03
    days on market $242,900 Active 225 DOM
14. 2026-06-03
    days on market $242,900 Active 224 DOM
15. 2026-06-01
    days on market $242,900 Active 223 DOM
16. 2026-05-31
    days on market $242,900 Active 222 DOM
17. 2026-04-13
    status Pending
18. 2026-03-30
    price $242,900
19. 2025-11-26
    price $249,900
20. 2025-10-29
    price $259,900
21. 2025-10-07
    price $264,900
22. 2025-09-05
    listed $269,800 Active
23. 1983-07-01
    soldstatus $60,500

ⓘ 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: $817 · $68/mo
• Projected year-2 tax: $1,385 · $115/mo
• Expected delta: +$568/yr (+$47/mo · 69.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,079
• − Mortgage interest: −$13,606
• − Property taxes: −$817
• − Insurance: −$1,214
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$7,066
• Taxable loss: −$4,997
• Est. tax savings @ 24.0%: +$1,199
• After-tax cash flow: $535/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+301.5% since first listed

7 events — show timeline

• 2026-04-13 Pending — Consolidated MLS
• 2026-03-30 Price Changed $242,900 Consolidated MLS
• 2025-11-26 Price Changed $249,900 Consolidated MLS
• 2025-10-29 Price Changed $259,900 Consolidated MLS
• 2025-10-07 Price Changed $264,900 Consolidated MLS
• 2025-09-05 Listed $269,800 Consolidated MLS
• 1983-07-01 Sold (Public Records) $60,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $817 · +3.5% YoY. Source: county tax records.