301 Rolling Knoll Dr · Dentsville, SC 29229

$285,000

4 bd · 3.0 ba · 2,416 sqft · SingleFamily public records · 7 Days on market

Built 2021 Excellent condition 10,454 sqft lot Est $259k · 10% over $43/mo HOA · 2% of rent

---

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 +12.0/30.0
• Condition / age +4.8/5.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• ARV discount +2.9/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully built 4-bedroom, 2 1/2-bath home offering 2,387 sq ft of open, modern living in The Summit community. Built in 2021 by Southern Traditional Homes, this CHiP-certified green home features a granite kitchen, smart home technology, energy-efficient systems, and a Sonos sound system, all in a neighborhood with pools, trails, and parks just minutes from everything Columbia has. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Sonos sound system
• Trails
• Pools

Tags

• GRANITE KITCHEN
• SMART HOME TECHNOLOGY
• ENERGY EFFICIENT SYSTEMS
• SONOS SOUND SYSTEM
• POOLS
• TRAILS

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 parking spaces (garage at main level)
• Utilities: Public water; Public sewer
• Home design: Two-story residence
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access; Approximately 0.24 acre lot

Interior

• Bedrooms: Master bedroom located on the second level
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full second bathrooms
• Heating & cooling: Heat Pump on first level; Heat Pump on second level; Central air conditioning
• Interior features: Central cooling; Heat pumps serving first and second levels

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $285k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-65 ($-785/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (20.4% below list).
• Recommended offer: $227k (20.4% 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: Rice Creek Elementary (math 36% / reading 34%, grade F, #339 of 597 statewide, top 57%, 737 students, 76% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 68% FRL vs 38% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 37% 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 $2k of loan paydown is wiped out by about $9k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Recommended offer $226,858 (20.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $258,512
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Duffie Ct	0.46mi	3/2.5 (-1)	2,437 (+1%)	6mo	$280,000	$115	65
11 Long Glen Ct #113	0.30mi	4/2.5	2,120 (-12%)	5mo	$215,000	$101	60
533 Autumn Glen Rd	0.54mi	4/2.5	2,161 (-11%)	2mo	$190,000	$88	53
845 Peony Ln	0.66mi	3/2.5 (-1)	2,410 (-0%)	18mo	$366,644	$152	47
408 Indigo Ridge Dr	0.60mi	3/2.5 (-1)	2,716 (+12%)	1mo	$290,000	$107	44

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 · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-50,816
• Equity at exit: $42,494

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-51,525
• Equity at exit: $24,642

Cash invested: $79,800 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$119
• HOA: −$43
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-65

Break-even live

Break-even rent $2,351

Max offer price $273,443

Occupancy floor 98%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Timber Crest Dr Columbia, SC	4.0	2.5	2195	$2,250	$1.03	23d	1	0.42mi
5 Elders Pond Ct Columbia, SC	3.0	2.5	1640	$1,795	$1.09	14d	1	0.55mi
500 Castle Ridge Dr Columbia, SC	3.0	2.0	1753	$2,150	$1.23	3d	1	0.76mi
669 Pine Lilly Dr Columbia, SC	4.0	2.5	2912	$2,595	$0.89	23d	1	1.01mi
219 Pineclave Cir Columbia, SC	4.0	3.0	2300	$2,000	$0.87	23d	1	1.03mi
201 Clearmeadow Dr Columbia, SC	3.0	2.0	2423	$2,379	$0.98	2d	1	1.03mi
5 Glendevon Ct Columbia, SC	5.0	2.5	2050	$2,500	$1.22	23d	1	1.07mi
429 Buttonbush Ct Columbia, SC	4.0	2.5	2715	$1,995	$0.73	2d	1	1.09mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	14d	1	1.14mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	23d	1	1.14mi
102 Petworth Dr Columbia, SC	4.0	3.0	1664	$2,050	$1.23	2d	1	1.24mi
313 Brook Hollow Dr Columbia, SC	3.0	3.0	1879	$1,700	$0.90	14d	1	1.34mi
252 Bassett Loop Columbia, SC	4.0	3.0	2260	$2,295	$1.02	23d	1	1.38mi
44 Ginkgo Ct Columbia, SC	5.0	3.0	2743	$2,750	$1.00	3d	1	1.41mi
221 Fox Grove Cir Unit 1 Columbia, SC	4.0	2.0	2046	$1,700	$0.83	2d	1	1.47mi

HOA detail

• Monthly dues: $43 · $516/yr
• Likely covers: pool

Listing history 3 events

1. 2026-05-22
   listed $285,000 Active
2. 2021-04-08
   historical
3. 2021-04-08
   listed $209,900 Active

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $2,415 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,223
• − Mortgage interest: −$15,964
• − Property taxes: −$2,415
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − HOA: −$516
• − Depreciation: −$8,291
• Taxable loss: −$5,744
• Est. tax savings @ 24.0%: +$1,379
• After-tax cash flow: $594/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This beautifully built 2021 CHiP-certified home in The Summit community is in excellent condition with no visible repairs or maintenance needed. It offers a modern, open floor plan and is move-in ready.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Smart home technology integration — Enhances home's modern appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Smart home technology integration — Enhances home's modern appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+35.8% since first listed

3 events — show timeline

• 2026-05-22 Listed $285,000 Consolidated MLS
• 2021-04-08 Delisted — Consolidated MLS
• 2021-04-08 Listed $209,900 Consolidated MLS

Property tax history

+86.2%/yr

Latest (2025): $2,415 · +3.6% YoY. Source: county tax records.