183 Carr Ln · Dentsville, SC 29223

$185,000

3 bd · 2.5 ba · 1,250 sqft · Townhouse · 24 Days on market

Built 2025 Good condition 2,003 sqft lot $167/mo HOA · 9% of rent ↓ 4% since listing

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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 +11.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautiful three bedroom, two and one half bathroom townhouse nestled in the heart of Northeast Columbia, SC. Convenient with its spacious layout, modern finishes, and prime location, this home offers the perfect blend of comfort and convenience. Step inside to an open-concept living space filled with natural light, featuring a cozy great room, dining area, and a well-appointed kitchen with ample cabinet space and stainless steel appliancesperfect for everyday living or entertaining guests. Upstairs, youll find a generous primary suite complete with a private en-suite bathroom and walk-in closet, along with two additional bedrooms and a full bathroom. Enjoy the ease of low-maintenance living with a private patio and outdoor storage.

Key facts

• Outdoor storage
• Private patio
• $167 HOA

Tags

• OPEN-CONCEPT LIVING SPACE
• PRIVATE PATIO
• OUTDOOR STORAGE
• WELL-APPOINTED KITCHEN
• STAINLESS STEEL APPLIANCES
• GENEROUS PRIMARY SUITE

Property features AI

Finance

• Other: New construction builder warranty
• HOA & community: Has association; Association maintains front and back yards, exterior and common areas, and sidewalks

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer; Public water; Electric service
• Home design: Vinyl exterior finish; Slab foundation
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Patio; Partial fencing; Sprinkler system; Paved road access; Public water

Interior

• Kitchen: Dishwasher; Disposal; Microwave above stove; Self-cleaning smooth-surface range; Quartz countertops; Pantry; Eat-in kitchen
• Bedrooms: Master bedroom with double vanity, walk-in closet, and tub/shower (Second level); Other bedrooms located on the second level
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Two full bathrooms; One half bathroom; Second full bath on second level
• Heating & cooling: Central cooling; Electric heating with heat pumps on both first and second levels
• Interior features: Luxury vinyl plank flooring in great room and kitchen; Recessed lighting; Quartz countertops; Pantry; Eat-in kitchen
• Laundry & utility: Washer/dryer area on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-53 ($-632/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (4.7% below list).
• Recommended offer: $176k (4.7% 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); Longleaf Middle (math 19% / reading 41%, grade F, #136 of 229 statewide, top 60%, 802 students, 69% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 78% FRL vs 38% district-wide (40 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 leasing fast (median 13d 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 34% 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 $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 24 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $176,312 (4.7% 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: 0.95% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 8.7

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: -21.8%
• Equity multiple: 0.27×
• Total profit: $-38,016
• Equity at exit: $27,584

10-year hold

• IRR: -25.9%
• Equity multiple: -0.07×
• Total profit: $-55,581
• Equity at exit: $15,995

Cash invested: $51,800 (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 29223

• Rents YoY: 0.2%
• Active inventory: 341
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$167
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-53

Break-even live

Break-even rent $1,830

Max offer price $177,385

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $11	+0% $-53	+5% $-117	+10% $-180
Rent	-10% $-192	-5% $-122	+0% $-53	+5% $17	+10% $87
Rate	-1.0pp $41	-0.5pp $-6	base $-53	+0.5pp $-101	+1.0pp $-149

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: $46,250
• Closing costs: $5,550
• 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	5d	1	0.08mi
2058 Mapleton Dr Columbia, SC	3.0	2.5	1476	$1,995	$1.35	23d	1	0.29mi
237 Foxhunt Rd Columbia, SC	3.0	1.5	1008	$1,250	$1.24	16d	1	0.57mi
1659 Legrand Rd Columbia, SC	2.0–3.0	2.0–2.5	1450	$2,500	$1.72	5d	12	0.77mi
8100 Bayfield Rd Columbia, SC	3.0	1.0–2.0	773	$1,364	$1.76	25d	1	0.80mi
125 Charleswood Dr Columbia, SC	3.0	1.0	1074	$1,350	$1.26	25d	1	0.86mi
113 Charleswood Dr Columbia, SC	4.0	1.5	1196	$1,555	$1.30	5d	1	0.88mi
1152 Rabon Pond Dr Columbia, SC	3.0	2.5	1522	$1,799	$1.18	13d	1	0.96mi
381 Valley Heights Ln Columbia, SC	3.0	2.5	1471	$1,719	$1.17	25d	1	1.02mi
207 Weddell St Unit 1D Columbia, SC	2.0	2.0	1200	$1,100	$0.92	5d	1	1.04mi
712 Blazing Star Trl Columbia, SC	3.0	2.0	1100	$1,699	$1.54	5d	1	1.09mi
500 Rockhaven Dr Columbia, SC	3.0	2.0	1064	$1,649	$1.55	25d	1	1.10mi
1728 Springwoods Lake Dr Columbia, SC	2.0	1.5	1025	$1,200	$1.17	5d	1	1.10mi
2250 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1155	$2,311	$2.00	13d	18	1.12mi
261 Business Park Blvd Columbia, SC	1.0–3.0	1.0–2.0	1127	$1,599	$1.42	13d	2	1.20mi
1682 Horseshoe Dr Unit D Columbia, SC	2.0	2.0	1000	$895	$0.90	16d	1	1.21mi
109 Summer Vale Dr Columbia, SC	4.0	2.5	1800	$2,150	$1.19	5d	1	1.22mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	13d	1	1.29mi
350 Powell Rd Columbia, SC	1.0–2.0	1.0–2.0	915	$1,333	$1.46	13d	26	1.50mi

HOA detail

• Monthly dues: $167 · $2,004/yr

Listing history 8 events

1. 2026-05-06
   status Active
2. 2026-05-06
   status Pending
3. 2026-05-04
   listed $185,000 Active
4. 2026-04-24
   price $185,000 762-char remark

   Show marketing remark (762 chars)

   Welcome home to this beautiful three bedroom, two and one half bathroom townhouse nestled in the heart of Northeast Columbia, SC. Convenient with its spacious layout, modern finishes, and prime location, this home offers the perfect blend of comfort and convenience. Step inside to an open-concept living space filled with natural light, featuring a cozy great room, dining area, and a well-appointed kitchen with ample cabinet space and stainless steel appliancesperfect for everyday living or entertaining guests. Upstairs, youll find a generous primary suite complete with a private en-suite bathroom and walk-in closet, along with two additional bedrooms and a full bathroom. Enjoy the ease of low-maintenance living with a private patio and outdoor storage.

5. 2026-04-23
   price $185,000
6. 2026-02-06
   price $192,000 762-char remark

   Show marketing remark (762 chars)

   Welcome home to this beautiful three bedroom, two and one half bathroom townhouse nestled in the heart of Northeast Columbia, SC. Convenient with its spacious layout, modern finishes, and prime location, this home offers the perfect blend of comfort and convenience. Step inside to an open-concept living space filled with natural light, featuring a cozy great room, dining area, and a well-appointed kitchen with ample cabinet space and stainless steel appliancesperfect for everyday living or entertaining guests. Upstairs, youll find a generous primary suite complete with a private en-suite bathroom and walk-in closet, along with two additional bedrooms and a full bathroom. Enjoy the ease of low-maintenance living with a private patio and outdoor storage.

7. 2025-12-18
   listed $192,443 Active 762-char remark

   Show marketing remark (762 chars)

   Welcome home to this beautiful three bedroom, two and one half bathroom townhouse nestled in the heart of Northeast Columbia, SC. Convenient with its spacious layout, modern finishes, and prime location, this home offers the perfect blend of comfort and convenience. Step inside to an open-concept living space filled with natural light, featuring a cozy great room, dining area, and a well-appointed kitchen with ample cabinet space and stainless steel appliancesperfect for everyday living or entertaining guests. Upstairs, youll find a generous primary suite complete with a private en-suite bathroom and walk-in closet, along with two additional bedrooms and a full bathroom. Enjoy the ease of low-maintenance living with a private patio and outdoor storage.

8. 2025-12-17
   listed $192,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,157
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$2,004
• − Depreciation: −$5,382
• Taxable loss: −$3,676
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $251/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 · 12 photos

Good 80/100 None rehab

This move-in-ready townhouse offers a modern and functional living space with fresh finishes and a prime location. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen appliances — Modern appliances improve functionality and appeal
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen appliances — Modern appliances improve functionality and appeal ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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): 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

-3.6% since first listed

8 events — show timeline

• 2026-05-06 Relisted — Consolidated MLS
• 2026-05-06 Pending — Consolidated MLS
• 2026-05-04 Listed $185,000 Consolidated MLS
• 2026-04-24 Price Changed $185,000 Zillow
• 2026-04-23 Price Changed $185,000 Consolidated MLS
• 2026-02-06 Price Changed $192,000 Zillow
• 2025-12-18 Listed $192,443 Zillow
• 2025-12-17 Listed $192,000 Consolidated MLS