229 Windsor Point Rd Unit 4D · Dentsville, SC 29223

$70,000

2 bd · 2.0 ba · 994 sqft · Condo public records · 80 Days on market

Built 1985 $300/mo HOA · 24% of rent

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Why this score? — see what drove the B- 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 +27.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 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

Well maintained condo in Columbia seeks a new owner! Located in the quiet Berkshire Place community this two bedroom and two bath unit is perfect for a young professional or starter family. Call today for more information or to schedule a private viewing. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• $300 HOA
• 2 parking spots
• Built 1985

Property features AI

Finance

• HOA & community: Has an association; Association includes clubhouse, landscaping, and trash service

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story property
• Construction: Slab foundation
• Exterior features: Uncovered back porch; Brick all around above foundation

Interior

• Kitchen: Galley kitchen with Formica countertops, painted cabinets, and vinyl flooring
• Bedrooms: Master bedroom on main level with walk-in closet and ceiling fan; Second bedroom on main level with walk-in closet and ceiling fan
• Flooring: Vinyl flooring in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Attic with pull-down access; Gas log (natural) fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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 80 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major wind risk, 69% 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.81% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.11%
• DSCR: 1.58
• GRM: 4.6

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-952
• Equity at exit: $10,437

10-year hold

• IRR: 3.6%
• Equity multiple: 1.21×
• Total profit: $4,156
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$367
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$29
• HOA: −$300
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $214

Break-even live

Break-even rent $995

Max offer price $70,000

Occupancy floor 78%

Sensitivity live

Price	-10% $254	-5% $234	+0% $214	+5% $194	+10% $175
Rent	-10% $114	-5% $164	+0% $214	+5% $264	+10% $314
Rate	-1.0pp $249	-0.5pp $232	base $214	+0.5pp $196	+1.0pp $178

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2920 Chatsworth Rd Unit A Columbia, SC	2.0	2.0	980	$1,100	$1.12	3d	1	0.04mi
2920 Chatsworth Rd Apt C Columbia, SC	2.0	2.0	980	$1,100	$1.12	24d	1	0.04mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	24d	1	0.09mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	3d	1	0.09mi
2919 Chatsworth Rd Columbia, SC	2.0	1.0	975	$1,300	$1.33	24d	1	0.09mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,598	$1.44	3d	27	0.29mi
1000 Windsor Shores Dr Columbia, SC	1.0–3.0	1.0–2.0	1011	$1,390	$1.37	24d	1	0.39mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	11d	1	0.64mi
1682 Horseshoe Dr Unit D Columbia, SC	2.0	2.0	1000	$895	$0.90	15d	1	0.72mi
7502 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.0	825	$1,305	$1.58	3d	22	0.76mi
7502 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	875	$1,292	$1.48	24d	1	0.76mi
7602 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.5	950	$1,295	$1.36	24d	2	0.77mi
1728 Springwoods Lake Dr Columbia, SC	2.0	1.5	1025	$1,200	$1.17	3d	1	0.77mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,040	$0.96	24d	1	0.80mi
8720 Windsor Lake Blvd Columbia, SC	1.0–3.0	1.0–2.0	967	$1,182	$1.22	24d	15	0.83mi
300 Meredith Sq Columbia, SC	2.0–3.0	2.0–2.5	1258	$1,299	$1.03	24d	1	0.91mi
7501 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.5	1097	$1,074	$0.98	24d	1	0.96mi
250 Springtree Dr Columbia, SC	1.0–2.0	1.0	839	$1,090	$1.30	3d	8	1.22mi
6837 N Trenholm Rd Columbia, SC	1.0–3.0	1.0–2.0	1105	$1,662	$1.50	3d	30	1.26mi
7006 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.0	1090	$1,122	$1.03	11d	7	1.27mi
8100 Bayfield Rd Columbia, SC	3.0	1.0–2.0	773	$1,209	$1.56	24d	1	1.44mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-19
   status Pending
2. 2026-05-05
   price $70,000
3. 2026-03-19
   price $75,000
4. 2026-03-06
   price $84,900
5. 2026-02-27
   listed $89,900 Active
6. 1997-10-01
   soldstatus $48,000

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,073 · $89/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 69% 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: $15,188
• − Mortgage interest: −$3,921
• − Property taxes: −$1,073
• − Insurance: −$350
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − HOA: −$3,600
• − Depreciation: −$2,036
• Taxable income: $1,778
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $2,144/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

+45.8% since first listed

6 events — show timeline

• 2026-05-19 Pending — Consolidated MLS
• 2026-05-05 Price Changed $70,000 Consolidated MLS
• 2026-03-19 Price Changed $75,000 Consolidated MLS
• 2026-03-06 Price Changed $84,900 Consolidated MLS
• 2026-02-27 Listed $89,900 Consolidated MLS
• 1997-10-01 Sold (Public Records) $48,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,073 · +295.9% YoY. Source: county tax records.