1 Cambridge Oaks Ct · Dentsville, SC 29223-5342

$250,000

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 68 Days on market

Built 2000 9,583 sqft lot Est $229k · 9% over

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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 +11.2/30.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• ARV discount +3.4/15.0
• DSCR +3.3/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Ready to own a home of your own? Look no further. Tucked on the corner of a cul-de-sac, with a VOLUNTARY HOA, privacy fenced backyard, and two car garage this home is a dream. Rocking chair front porch, conveniently located to Ft. Jackson, Scout Motors, the interstate systems, this home is a real charmer. Inside, you will find mainly one level living with a dining area off the great room, wood burning fireplace, kitchen with eat in nook. Need a quiet getaway? Head upstairs to the FROG. 2019 Trane HVAC with smart thermostat, 2014 roof, 2019 water heater, and new fencing. It's truly ready for it's next owner. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who m

Key facts

• Dining area
• Two car garage
• One level living

Tags

• PRIVACY FENCED BACKYARD
• TWO CAR GARAGE
• ROCKING CHAIR FRONT PORCH
• ONE LEVEL LIVING
• DINING AREA
• WOOD BURNING FIREPLACE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector
• Utilities: Public water; Public sewer
• Home design: Single-family home, 1.5 stories
• Construction: Vinyl exterior finish; Crawlspace foundation
• Exterior features: Front covered porch; Deck; Full gutters; Privacy wood fence at rear; Paved road

Interior

• Kitchen: Bay window and eat-in area; Formica countertops; Luxury vinyl plank flooring in kitchen; Free-standing, smooth surface self-cleaning range
• Bedrooms: Master bedroom on main level with garden tub, private bath, walk-in closet, tray ceilings and ceiling fan; Second bedroom on main level with ceiling fan and shared bath; Third bedroom on main level with ceiling fan and shared bath; Finished room over garage (FROG) on second level (no closet)
• Flooring: Luxury vinyl plank in kitchen (other flooring not specified)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (Gas Pac); Central cooling (Gas Pac)
• Interior features: Attic storage with pull-down access; Ceiling fans throughout; Garage door opener; Smoke detector; Wood-burning fireplace (1) with vaulted ceiling in great room; Vaulted ceilings in great room
• Laundry & utility: Laundry closet on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (23.2% below list).
• Recommended offer: $192k (23.2% 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: L. B. Nelson Elementary (math 39% / reading 43%, grade F, #276 of 597 statewide, top 48%, 567 students, 76% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 62% FRL vs 38% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 57% at this address vs 41% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 1 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

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 $192,110 (23.2% 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 68 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.77% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $229,220
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Peaceful Ln	0.37mi	3/2.0	1,544 (-2%)	19mo	$225,000	$146	64

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.34×
• Total profit: $23,959
• Equity at exit: $112,411

10-year hold

• IRR: 8.9%
• Equity multiple: 2.34×
• Total profit: $93,846
• Equity at exit: $173,238

Cash invested: $70,000 (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 29223-5342

• Active inventory: 1
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$198 /mo · $2,382/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-96

Break-even live

Break-even rent $2,043

Max offer price $233,037

Occupancy floor 100%

Sensitivity live

Price	-10% $45	-5% $-25	+0% $-96	+5% $-167	+10% $-238
Rent	-10% $-248	-5% $-172	+0% $-96	+5% $-20	+10% $56
Rate	-1.0pp $30	-0.5pp $-32	base $-96	+0.5pp $-161	+1.0pp $-227

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Blue Garden Way Columbia, SC	4.0	2.5	2075	$2,224	$1.07	4d	1	0.58mi
502 Blue Garden Way Columbia, SC	4.0	2.5	1775	$2,183	$1.23	16d	1	0.62mi
916 N Brickyard Rd Columbia, SC	3.0	2.0	1350	$1,695	$1.26	16d	1	0.73mi
109 Jaybird Ln Columbia, SC	3.0	2.0	1250	$1,679	$1.34	4d	1	0.96mi
313 Brook Hollow Dr Columbia, SC	3.0	3.0	1879	$1,700	$0.90	16d	1	1.00mi
136 Westport Dr Columbia, SC	3.0	2.0	1303	$1,769	$1.36	23d	1	1.26mi
113 Millhouse Ct Columbia, SC	3.0	2.0	1936	$2,030	$1.05	21d	1	1.28mi
108 Quinton Ln Columbia, SC	3.0	2.0	1052	$1,749	$1.66	23d	1	1.32mi

Listing history 15 events

1. 2026-06-05
   days on market $250,000 Active 68 DOM
2. 2026-06-03
   days on market $250,000 Active 67 DOM
3. 2026-06-03
   days on market $250,000 Active 66 DOM
4. 2026-06-01
   days on market $250,000 Active 65 DOM
5. 2026-05-31
   days on market $250,000 Active 64 DOM
6. 2026-03-28
   listed $250,000 Active
7. 2025-11-04
   price $250,000
8. 2025-08-31
   listed $257,500 Active
9. 2023-08-17
   soldstatus $241,000
10. 2023-08-01
    status Pending
11. 2023-07-17
    historical Active - Contingent
12. 2023-07-14
    listed $230,000 Active
13. 2010-05-24
    soldstatus $124,000
14. 1999-03-01
    soldstatus $29,000
15. 1997-10-10
    soldstatus $130,500

ⓘ 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: $2,382 · $198/mo
• Projected year-2 tax: $2,382 · $198/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $23,053
• − Mortgage interest: −$14,004
• − Property taxes: −$2,382
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$7,273
• Taxable loss: −$5,544
• Est. tax savings @ 24.0%: +$1,331
• After-tax cash flow: $178/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+91.6% since first listed

10 events — show timeline

• 2026-03-28 Listed $250,000 Consolidated MLS
• 2025-11-04 Price Changed $250,000 Consolidated MLS
• 2025-08-31 Listed $257,500 Consolidated MLS
• 2023-08-17 Sold (Public Records) $241,000 Public Records
• 2023-08-01 Pending — Consolidated MLS
• 2023-07-17 Contingent — Consolidated MLS
• 2023-07-14 Listed $230,000 Consolidated MLS
• 2010-05-24 Sold (Public Records) $124,000 Public Records
• 1999-03-01 Sold (Public Records) $29,000 Public Records
• 1997-10-10 Sold (Public Records) $130,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,382 · +3.6% YoY. Source: county tax records.