215 Windsor Point Rd · Dentsville, SC 29223

$449,900

8 bd · 6.0 ba · 3,440 sqft · MultiFamily public records · 25 Days on market

Built 1983 0.52 ac lot

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• DSCR +6.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Investment opportunity in Northeast Columbia featuring a well-maintained 4-unit quadplex located in the established Windsor Lakes neighborhood. Conveniently positioned with easy access to I-77 and I-26, the property is less than 20 minutes from key destinations including Columbia, the University of South Carolina, and Fort Jackson. Each unit offers 2 bedrooms and 1.5 bathrooms with updated flooring and a full appliance package including a stackable washer/dryer, refrigerator, dishwasher, stove, and microwave, along with additional storage for each residence. All units are currently occupied, generating steady rental income at $950 per unit or $3,800 total monthly, making this a turnkey, cas

Key facts

• Updated flooring
• Easy access to i-26
• Additional storage

Tags

• WINDSOR LAKES NEIGHBORHOOD
• EASY ACCESS TO I-77
• EASY ACCESS TO I-26
• UPDATED FLOORING
• FULL APPLIANCE PACKAGE
• ADDITIONAL STORAGE

Property features AI

Finance

• Other: Owner provides pest control
• Financial info: Each unit currently listed with rent of $950

Exterior

• Parking: Assigned parking with 2 spaces
• Utilities: Public sewer (sewer paid by owner); Gas paid by tenant; Electricity paid by tenant; Trash service paid by owner; Cable paid by tenant
• Home design: Two-story building; Four total residential units
• Construction: Slab foundation
• Exterior features: Partial brick above foundation and wood exterior; Lawn maintenance handled by owner; Paved road access; Public water

Interior

• Bedrooms: Four separate 2-bedroom units (each unit has 2 bedrooms)
• Bathrooms: Each unit has 1 full bath and 1 half bath (four units total)
• Heating & cooling: Central heating; Central air conditioning; Heating paid by tenant
• Interior features: Total heated area approximately 3,592

What this means for you Summary

Snapshot

• This is a 4 × 2.0-bed/1.5-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive. Per door: $130/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $443k (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: Jackson Creek Elementary (math 26% / reading 24%, grade F, #447 of 597 statewide, top 76%, 545 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 25% at this address vs 41% district-wide (-16 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; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $5,076/mo this rent would consume 98% of the median local household income ($62k/yr) (locally 2857% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 25 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 74% 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 $443,151 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 1.13% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 7.4

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: -12.0%
• Equity multiple: 0.58×
• Total profit: $-53,247
• Equity at exit: $67,082

10-year hold

• IRR: -8.3%
• Equity multiple: 0.55×
• Total profit: $-56,143
• Equity at exit: $38,899

Cash invested: $125,972 (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: 29.5×

Monthly cashflow live

• Estimated rent: $5,076 high
• Mortgage (P&I): −$2,359
• Tax from tax record: −$942 /mo · $11,302/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,066
• Net cashflow: $521

Break-even live

Break-even rent $4,416

Max offer price $449,900

Occupancy floor 85%

Sensitivity live

Price	-10% $776	-5% $649	+0% $521	+5% $394	+10% $267
Rent	-10% $120	-5% $321	+0% $521	+5% $722	+10% $922
Rate	-1.0pp $748	-0.5pp $636	base $521	+0.5pp $405	+1.0pp $286

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	1.5	$5,076
Total (4 units)			$5,076

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-16
   statusdays on market $449,900 Pending 25 DOM
2. 2026-06-15
   days on market $449,900 Active - Contingent 24 DOM
3. 2026-06-14
   days on market $449,900 Active - Contingent 22 DOM
4. 2026-06-13
   days on market $449,900 Active - Contingent 21 DOM
5. 2026-06-10
   days on market $449,900 Active - Contingent 19 DOM
6. 2026-06-09
   days on market $449,900 Active - Contingent 18 DOM
7. 2026-06-08
   days on market $449,900 Active - Contingent 17 DOM
8. 2026-06-07
   days on market $449,900 Active - Contingent 16 DOM
9. 2026-06-05
   days on market $449,900 Active - Contingent 13 DOM
10. 2026-06-03
    days on market $449,900 Active - Contingent 12 DOM
11. 2026-06-03
    days on market $449,900 Active - Contingent 11 DOM
12. 2026-06-02
    status $449,900 Active - Contingent 10 DOM
13. 2026-06-01
    days on market $449,900 Active 10 DOM
14. 2026-05-31
    days on market $449,900 Active 9 DOM
15. 2026-05-22
    listed $449,900 Active
16. 2024-08-20
    soldstatus $400,000
17. 2021-12-21
    soldstatus $320,000
18. 2019-10-01
    soldstatus $185,000
19. 2019-07-31
    historical
20. 2019-07-24
    listed $185,000 Active
21. 2012-04-03
    soldstatus $171,500

ⓘ 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: $11,302 · $942/mo
• Projected year-2 tax: $11,302 · $942/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 74% 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: $60,912
• − Mortgage interest: −$25,201
• − Property taxes: −$11,302
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,873
• − Management: −$4,873
• − Depreciation: −$13,088
• Taxable loss: −$675
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $6,419/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

+162.3% since first listed

7 events — show timeline

• 2026-05-22 Listed $449,900 Consolidated MLS
• 2024-08-20 Sold (Public Records) $400,000 Public Records
• 2021-12-21 Sold (Public Records) $320,000 Public Records
• 2019-10-01 Sold (Public Records) $185,000 Public Records
• 2019-07-31 Delisted — Consolidated MLS
• 2019-07-24 Listed $185,000 Consolidated MLS
• 2012-04-03 Sold (Public Records) $171,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $11,302 · +54.3% YoY. Source: county tax records.