408 Thornfield Rd · Dentsville, SC 29229

$194,900

3 bd · 2.0 ba · 1,490 sqft · SingleFamily public records · 35 Days on market

Built 1993 8,712 sqft lot

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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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Absolutely gorgeous 3-bedroom, 2-bath single-family home nestled on a beautiful, landscaped lot at 408 Thornfield Rd in Columbia. This charming one-story home offers wonderful curb appeal and a welcoming atmosphere from the moment you arrive. Inside, you'll find neutral colors, abundant natural light, and stylish custom lighting throughout. The spacious living room features a cozy fireplace, creating the perfect place to relax or gather with family and friends. A formal dining room provides an ideal space for hosting dinners and special occasions. The kitchen is both functional and inviting, complete with an amazing pantry for extra storage, a refrigerator and range, and a bright breakfast

Key facts

• Breakfast nook
• Formal dining room
• Amazing pantry

Tags

• LANDSCAPED LOT
• COZY FIREPLACE
• FORMAL DINING ROOM
• AMAZING PANTRY
• BREAKFAST NOOK
• LAUNDRY CLOSET

Property features AI

Exterior

• Utilities: Public sewer; Public water
• Home design: Single-story home; 0.2 acre lot; Public water
• Construction: Slab foundation
• Exterior features: Partial brick above foundation and vinyl exterior; Paved road access

Interior

• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-67 ($-804/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (1.9% below list).
• Recommended offer: $183k (6.1% below list) — sets the bar for cash-flow.

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: Killian Elementary (math 18% / reading 24%, grade F, #488 of 597 statewide, top 82%, 742 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 rising (+2.8%/yr); 406 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/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 $6k 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 35 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 61% 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 $183,059 (6.1% 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 35 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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: 0.98% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-36,045
• Equity at exit: $29,060

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-37,683
• Equity at exit: $16,851

Cash invested: $54,572 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$475 /mo · $5,696/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-67

Break-even live

Break-even rent $1,997

Max offer price $183,059

Occupancy floor 98%

Sensitivity live

Price	-10% $43	-5% $-12	+0% $-67	+5% $-122	+10% $-177
Rent	-10% $-218	-5% $-143	+0% $-67	+5% $9	+10% $84
Rate	-1.0pp $31	-0.5pp $-17	base $-67	+0.5pp $-118	+1.0pp $-169

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Winslow Ct Columbia, SC	3.0	2.0	1220	$1,649	$1.35	22d	1	0.17mi
13 Tomafield Ct Columbia, SC	3.0	2.0	1721	$2,000	$1.16	4d	1	0.20mi
508 Longtown Rd Columbia, SC	1.0–3.0	1.0–2.0	984	$1,316	$1.34	4d	26	0.46mi
213 Sagamare Rd Columbia, SC	4.0	3.0	1664	$1,970	$1.18	24d	1	0.50mi
102 Petworth Dr Columbia, SC	4.0	3.0	1664	$2,050	$1.23	3d	1	0.56mi
201 Trowbridge Rd Columbia, SC	3.0	2.0	1220	$1,649	$1.35	24d	1	0.60mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	4d	1	0.68mi
108 Quinton Ln Columbia, SC	3.0	2.0	1052	$1,749	$1.66	22d	1	0.72mi
109 Jaybird Ln Columbia, SC	3.0	2.0	1250	$1,679	$1.34	3d	1	0.86mi
4500 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1031	$1,455	$1.41	3d	4	1.01mi
502 Blue Garden Way Columbia, SC	4.0	2.5	1775	$2,183	$1.23	15d	1	1.14mi
5 Elders Pond Ct Columbia, SC	3.0	2.5	1640	$1,795	$1.09	15d	1	1.23mi
214 Elders Pond Dr Columbia, SC	3.0	2.5	1400	$1,350	$0.96	11d	1	1.26mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	19d	1	1.28mi
916 N Brickyard Rd Columbia, SC	3.0	2.0	1350	$1,695	$1.26	15d	1	1.32mi
9641 Farrow Rd Columbia, SC	2.0–3.0	2.0	1179	$1,872	$1.59	3d	32	1.36mi
3 Glen Knoll Ct Columbia, SC	3.0	2.0	1320	$1,699	$1.29	11d	1	1.44mi
1116 Waverly Place Ln Columbia, SC	3.0	2.0	1428	$1,875	$1.31	15d	1	1.44mi
1800 Killian Lakes Dr Columbia, SC	1.0–3.0	1.0–2.5	1401	$2,657	$1.90	3d	47	1.45mi
1340 N Brickyard Rd Columbia, SC	1.0–3.0	1.0–2.0	1061	$1,860	$1.75	3d	34	1.46mi
61 Bluebead Ct Columbia, SC	4.0	2.0	1515	$2,249	$1.48	4d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $194,900 Active 35 DOM
2. 2026-06-17
   days on market $194,900 Active 34 DOM
3. 2026-06-16
   days on market $194,900 Active 33 DOM
4. 2026-06-15
   pricedays on market $194,900 Active 32 DOM
5. 2026-06-14
   days on market $204,900 Active 30 DOM
6. 2026-06-13
   days on market $204,900 Active 29 DOM
7. 2026-06-10
   days on market $204,900 Active 27 DOM
8. 2026-06-09
   days on market $204,900 Active 26 DOM
9. 2026-06-08
   days on market $204,900 Active 25 DOM
10. 2026-06-07
    days on market $204,900 Active 24 DOM
11. 2026-06-05
    days on market $204,900 Active 21 DOM
12. 2026-06-03
    days on market $204,900 Active 20 DOM
13. 2026-06-03
    days on market $204,900 Active 19 DOM
14. 2026-06-01
    days on market $204,900 Active 18 DOM
15. 2026-05-31
    days on market $204,900 Active 17 DOM
16. 2026-05-14
    listed $209,900 Active
17. 2026-04-25
    price $209,900
18. 2022-08-29
    soldstatus $12,990,681
19. 2018-07-20
    soldstatus $6,786,370
20. 2013-12-20
    soldstatus $55,100
21. 2013-09-20
    listed $52,900
22. 2004-07-20
    soldstatus $92,900
23. 1993-02-10
    soldstatus $76,850

ⓘ 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: $5,696 · $475/mo
• Projected year-2 tax: $5,696 · $475/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $22,951
• − Mortgage interest: −$10,917
• − Property taxes: −$5,696
• − Insurance: −$974
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$5,670
• Taxable loss: −$3,979
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $151/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): 51,861
• Household income: $74,043
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 1939.0

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 0.56)
• Race & ethnicity: Black 62% White 24% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 1% 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: ▼ -51.11%
• Current HPI: 186.782
• Rent YoY: ▲ 2.81%
• 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

+173.1% since first listed

8 events — show timeline

• 2026-05-14 Listed $209,900 Consolidated MLS
• 2026-04-25 Price Changed $209,900 Consolidated MLS
• 2022-08-29 Sold (Public Records) $12,990,681 Public Records
• 2018-07-20 Sold (Public Records) $6,786,370 Public Records
• 2013-12-20 Sold (MLS) $55,100 Charleston Trident MLS
• 2013-09-20 Listed $52,900 Charleston Trident MLS
• 2004-07-20 Sold (Public Records) $92,900 Public Records
• 1993-02-10 Sold (Public Records) $76,850 Public Records

Property tax history

+15.5%/yr

Latest (2025): $5,696 · +2.6% YoY. Source: county tax records.