145 Wincay · Dentsville, SC 29223-1937

$168,000

2 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 55 Days on market

Built 2005 4,356 sqft lot Est $168k · at est.

---

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 +9.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Upgraded patio home featuring 2 spacious bedrooms and 2 full baths, low maintannce gem offers durble LVP flooring throughout, granite counter tops and functional, modern layout. Enjoy outdoor living with private fenced patio - perfect for relaxing. Front yard maintenance is included making this home ideal for easy care free living. Minutes from 1-20, I-77 and Blue Cross. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Private fenced patio
• Granite counter tops
• Durable lvp flooring

Tags

• PRIVATE FENCED PATIO
• GRANITE COUNTER TOPS
• DURABLE LVP FLOORING

Property features AI

Finance

• Other: Cable TV available
• HOA & community: Homeowners association present; fees cover common area maintenance, front yard maintenance, and green areas

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Thermopane windows
• Home design: Single-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Covered front porch; Patio; Rear wood fencing

Interior

• Kitchen: Granite countertops; Painted cabinets; Pantry; Breakfast bar; Free-standing range; Disposal; Refrigerator
• Bedrooms: Primary bedroom on main level with garden tub, private bath, walk-in closet, ceiling fan, and luxury vinyl plank floors; Second bedroom on main level with shared bath, tub/shower, private closet, and luxury vinyl plank floors
• Flooring: Luxury vinyl plank flooring throughout main living areas
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump on first level for heating; Heat pump on second level for cooling
• Interior features: Ceiling fan(s); Smoke detector; Attic access
• Laundry & utility: Main-level laundry in closet (electric) in heated space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (19.3% below list).
• Recommended offer: $136k (19.3% 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: 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: 1 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Climate carrying-cost: major wind risk, 68% 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 $135,575 (19.3% 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 55 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.81% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $168,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 None Rd	0.06mi	2/2.0	1,120 (0%)	6mo	$168,000	$150	92

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.26×
• Total profit: $12,216
• Equity at exit: $75,540

10-year hold

• IRR: 7.7%
• Equity multiple: 2.17×
• Total profit: $54,875
• Equity at exit: $116,416

Cash invested: $47,040 (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 29223-1937

• Active inventory: 1
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$881
• Tax from tax record: −$247 /mo · $2,960/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-127

Break-even live

Break-even rent $1,516

Max offer price $145,629

Occupancy floor —

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Windsor Shores Dr Columbia, SC	1.0–3.0	1.0–2.0	1011	$1,390	$1.37	23d	1	0.37mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,598	$1.44	3d	27	0.46mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	23d	1	0.76mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	2d	1	0.76mi
2920 Chatsworth Rd Apt C Columbia, SC	2.0	2.0	980	$1,100	$1.12	23d	1	0.78mi
2920 Chatsworth Rd Unit A Columbia, SC	2.0	2.0	980	$1,100	$1.12	3d	1	0.78mi
2919 Chatsworth Rd Columbia, SC	2.0	1.0	975	$1,300	$1.33	23d	1	0.84mi
8720 Windsor Lake Blvd Columbia, SC	1.0–3.0	1.0–2.0	967	$1,182	$1.22	23d	15	0.86mi
1659 Legrand Rd Columbia, SC	2.0–3.0	2.0–2.5	1450	$1,800	$1.24	3d	12	0.93mi
1728 Springwoods Lake Dr Columbia, SC	2.0	1.5	1025	$1,200	$1.17	3d	1	1.07mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	11d	1	1.07mi
1682 Horseshoe Dr Unit D Columbia, SC	2.0	2.0	1000	$895	$0.90	14d	1	1.09mi
1270 Polo Rd Columbia, SC	1.0–3.0	1.0–2.0	1167	$1,570	$1.35	3d	41	1.13mi
7602 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.5	950	$1,295	$1.36	23d	2	1.27mi
7602 Hunt Club Rd Unit I-104 Columbia, SC	2.0	2.5	1200	$1,295	$1.08	19d	1	1.28mi
7502 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	875	$1,292	$1.48	23d	1	1.35mi
7502 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.0	825	$1,305	$1.58	3d	22	1.35mi
2058 Mapleton Dr Columbia, SC	3.0	2.5	1476	$1,995	$1.35	21d	1	1.37mi
1725 Cheltenham Ln Columbia, SC	3.0	2.0	1444	$1,675	$1.16	23d	1	1.39mi
300 Meredith Sq Columbia, SC	2.0–3.0	2.0–2.5	1258	$1,299	$1.03	23d	1	1.43mi
137 Carr Ln Columbia, SC	3.0	2.5	1250	$1,900	$1.52	3d	1	1.44mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,040	$0.96	23d	1	1.47mi

Listing history 6 events

1. 2026-05-20
   status Pending
2. 2026-05-05
   historical Active - Contingent
3. 2026-03-26
   listed $168,000 Active
4. 2024-10-28
   historical $1,350
5. 2024-09-11
   price $1,350
6. 2024-07-31
   listed $1,400

ⓘ 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: $2,960 · $247/mo
• Projected year-2 tax: $2,960 · $247/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 68% 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: $16,269
• − Mortgage interest: −$9,411
• − Property taxes: −$2,960
• − Insurance: −$840
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$4,887
• Taxable loss: −$4,432
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $-456/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

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

+11900.0% since first listed

6 events — show timeline

• 2026-05-20 Pending — Consolidated MLS
• 2026-05-05 Contingent — Consolidated MLS
• 2026-03-26 Listed $168,000 Consolidated MLS
• 2024-10-28 Rental Removed $1,350 BUILDIUM
• 2024-09-11 Price Changed $1,350 BUILDIUM
• 2024-07-31 Listed for Rent $1,400 BUILDIUM

Property tax history

-0.8%/yr

Latest (2025): $2,960 · +2.3% YoY. Source: county tax records.