313 Forestwood Dr · Dentsville, SC 29223

$169,900

3 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 24 Days on market

Built 1972 8,276 sqft 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• 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

Listing remarks

Remodeled and modernized move in ready home in a nice location with a great floor plan. This home features a newly remodeled kitchen among many other great features. The updated kitchen boasts all new appliances, new granite counters, white shaker style cabinetry, and includes a new Fridge! More features include beautiful new luxury plank flooring, a brand new 30 year warranty shingle roof, new HVAC system, updated bathroom, all new paint inside, all new paint outside, all new fixtures, new landscaping and more! There is also a nice backyard with woods behind. .. .all with a location close to downtown, various shopping, and close freeway access to Columbia or Charlotte making this the perfe

Key facts

• Remodeled kitchen
• New appliances
• New fridge

Tags

• REMODELED KITCHEN
• NEW APPLIANCES
• GRANITE COUNTERS
• WHITE SHAKER STYLE CABINETRY
• NEW FRIDGE
• LUXURY PLANK FLOORING

Property features AI

Exterior

• Parking: Four parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Brick exterior above foundation; Paved road access

Interior

• Kitchen: Eat-in kitchen with granite countertops and painted cabinets; Pantry; Dishwasher; Microwave (above stove); Refrigerator; Free-standing range
• Bedrooms: Master bedroom on the main level with ceiling fan and luxury vinyl plank flooring; Second bedroom on the main level with ceiling fan and luxury vinyl plank flooring; Third bedroom on the main level with ceiling fan and luxury vinyl plank flooring
• Flooring: Luxury vinyl plank flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans in living room and all bedrooms; Luxury vinyl plank flooring throughout main living areas; Pantry; Granite countertops; Painted cabinets; Eat-in kitchen
• Laundry & utility: Laundry in heated utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/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 $158k (7.0% below list).
• Recommended offer: $158k (7.0% 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); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 83% FRL vs 38% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 341 active listings in the ZIP; 19 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 30% 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 $1k of loan paydown is wiped out by about $5k 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 24 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $170k implies a 296% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,038 (7.0% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 9.0

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-17,855
• Equity at exit: $25,333

10-year hold

• IRR: -5.3%
• Equity multiple: 0.70×
• Total profit: $-14,463
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$891
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $221

Break-even live

Break-even rent $1,301

Max offer price $169,900

Occupancy floor 81%

Sensitivity live

Price	-10% $317	-5% $269	+0% $221	+5% $173	+10% $125
Rent	-10% $96	-5% $158	+0% $221	+5% $283	+10% $346
Rate	-1.0pp $306	-0.5pp $264	base $221	+0.5pp $177	+1.0pp $132

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Carr Ln Columbia, SC	3.0	2.5	1250	$1,900	$1.52	4d	1	0.72mi
712 Blazing Star Trl Columbia, SC	3.0	2.0	1100	$1,699	$1.54	4d	1	0.75mi
1659 Legrand Rd Columbia, SC	2.0–3.0	2.0–2.5	1450	$2,500	$1.72	4d	12	0.79mi
2058 Mapleton Dr Columbia, SC	3.0	2.5	1476	$1,995	$1.35	22d	1	0.84mi
237 Foxhunt Rd Columbia, SC	3.0	1.5	1008	$1,250	$1.24	15d	1	0.90mi
381 Valley Heights Ln Columbia, SC	3.0	2.5	1471	$1,719	$1.17	24d	1	0.96mi
125 Charleswood Dr Columbia, SC	3.0	1.0	1074	$1,350	$1.26	24d	1	1.01mi
113 Charleswood Dr Columbia, SC	4.0	1.5	1196	$1,555	$1.30	4d	1	1.01mi
1000 Windsor Shores Dr Columbia, SC	1.0–3.0	1.0–2.0	1011	$1,590	$1.57	24d	1	1.10mi
1728 Springwoods Lake Dr Columbia, SC	2.0	1.5	1025	$1,200	$1.17	4d	1	1.18mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,848	$1.66	4d	27	1.20mi
1682 Horseshoe Dr Unit D Columbia, SC	2.0	2.0	1000	$895	$0.90	15d	1	1.27mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	12d	1	1.31mi
8100 Bayfield Rd Columbia, SC	3.0	1.0–2.0	773	$1,364	$1.76	24d	1	1.32mi
2920 Chatsworth Rd Unit A Columbia, SC	2.0	2.0	980	$1,100	$1.12	4d	1	1.44mi
2920 Chatsworth Rd Apt C Columbia, SC	2.0	2.0	980	$1,100	$1.12	24d	1	1.44mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	3d	1	1.48mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	24d	1	1.48mi
2919 Chatsworth Rd Columbia, SC	2.0	1.0	975	$1,300	$1.33	24d	1	1.50mi

Listing history 6 events

1. 2026-05-24
   status Pending
2. 2026-05-10
   historical Active - Contingent
3. 2026-04-30
   listed $169,900 Active
4. 1989-09-01
   soldstatus $42,900
5. 1987-12-01
   soldstatus $38,862
6. 1987-06-01
   soldstatus $19,812

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: +$176/yr (+$15/mo · 22.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $18,965
• − Mortgage interest: −$9,517
• − Property taxes: −$792
• − Insurance: −$850
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,943
• Taxable loss: −$171
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $2,690/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

+757.6% since first listed

6 events — show timeline

• 2026-05-24 Pending — Consolidated MLS
• 2026-05-10 Contingent — Consolidated MLS
• 2026-04-30 Listed $169,900 Consolidated MLS
• 1989-09-01 Sold (Public Records) $42,900 Public Records
• 1987-12-01 Sold (Public Records) $38,862 Public Records
• 1987-06-01 Sold (Public Records) $19,812 Public Records

Property tax history

+8.3%/yr

Latest (2025): $792 · +3.1% YoY. Source: county tax records.