100 Bennington Cir · Dentsville, SC 29229

$230,000

4 bd · 3.0 ba · 2,616 sqft · SingleFamily public records · 49 Days on market

Built 1999 0.25 ac lot Est $337k · 32% under $38/mo HOA · 2% of rent

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Why this score? — see what drove the C+ 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with strong potential in a desirable Columbia location. This 3-bedroom, 2.5-bath home with an additional flex room upstairs offers a great layout for renovation and resale or rental. Home is being sold as-is and will require significant cosmetic and interior repairs including flooring, drywall, paint, fixtures, and more. Utilities are currently not active. Ideal opportunity for experienced investors or contractors looking for a project with upside. Conveniently located near shopping, dining, and major interstates. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Major interstates
• Great layout
• Flex room

Tags

• COLUMBIA LOCATION
• FLEX ROOM
• GREAT LAYOUT
• SHOPPING
• DINING
• MAJOR INTERSTATES

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached side-entry 2-car garage on main level
• Utilities: Public water; Public sewer
• Home design: Single-family property; Main-level living areas noted; Crawlspace foundation
• Construction: Crawlspace foundation
• Exterior features: Partial brick above foundation; Vinyl siding; Paved road access

Interior

• Kitchen: Granite countertops; Tiled backsplash; Glazed cabinets; Dishwasher; Disposal; Freezer; Icemaker; Refrigerator; Microwave above stove; Free-standing range
• Bedrooms: Master bedroom with double vanity, garden tub, separate shower, walk-in closet, ceiling fan, and tile floors; Secondary bedrooms with walk-in closets and ceiling fans
• Flooring: Tile in master bedroom (and tile floors noted)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace with natural gas log; Recessed lighting; Heated laundry space; Sidewalk community
• Laundry & utility: Washer/dryer area on main level; Heated laundry space

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $223k (3.0% 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: Sandlapper Elementary (math 30% / reading 34%, grade F, #369 of 597 statewide, top 64%, 656 students, 71% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 66% FRL vs 38% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% 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 $7k 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 49 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $196k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $337,464
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Ashley Place Rd	0.21mi	4/2.5	2,402 (-8%)	2mo	$310,000	$129	73

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-16,273
• Equity at exit: $34,294

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $11,600
• Equity at exit: $19,886

Cash invested: $64,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,360 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$188 /mo · $2,255/yr
• Insurance: −$96
• HOA: −$38
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $337

Break-even live

Break-even rent $1,934

Max offer price $230,000

Occupancy floor 81%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Buttonbush Ct Columbia, SC	4.0	2.5	2715	$1,995	$0.73	2d	1	0.41mi
669 Pine Lilly Dr Columbia, SC	4.0	2.5	2912	$2,595	$0.89	23d	1	0.80mi
13 Coral Ct Columbia, SC	5.0	2.5	2424	$2,469	$1.02	23d	1	1.10mi
5 Glendevon Ct Columbia, SC	5.0	2.5	2050	$2,500	$1.22	23d	1	1.10mi
313 Brook Hollow Dr Columbia, SC	3.0	3.0	1879	$1,700	$0.90	14d	1	1.11mi
520 Timber Crest Dr Columbia, SC	4.0	2.5	2195	$2,250	$1.03	23d	1	1.30mi
500 Castle Ridge Dr Columbia, SC	3.0	2.0	1753	$2,150	$1.23	3d	1	1.50mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 19 events

1. 2026-06-18
   days on market $230,000 Active 49 DOM
2. 2026-06-17
   days on market $230,000 Active 48 DOM
3. 2026-06-16
   days on market $230,000 Active 47 DOM
4. 2026-06-15
   days on market $230,000 Active 46 DOM
5. 2026-06-14
   days on market $230,000 Active 44 DOM
6. 2026-06-13
   days on market $230,000 Active 43 DOM
7. 2026-06-10
   days on market $230,000 Active 41 DOM
8. 2026-06-09
   days on market $230,000 Active 40 DOM
9. 2026-06-08
   days on market $230,000 Active 39 DOM
10. 2026-06-07
    days on market $230,000 Active 38 DOM
11. 2026-06-05
    days on market $230,000 Active 35 DOM
12. 2026-06-03
    days on market $230,000 Active 34 DOM
13. 2026-06-03
    days on market $230,000 Active 33 DOM
14. 2026-06-01
    days on market $230,000 Active 32 DOM
15. 2026-05-31
    days on market $230,000 Active 31 DOM
16. 2026-04-30
    listed $230,000 Active
17. 2018-10-03
    soldstatus $196,000
18. 2002-11-25
    soldstatus $169,500
19. 1998-12-02
    soldstatus $20,000

ⓘ 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: $2,255 · $188/mo
• Projected year-2 tax: $2,255 · $188/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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,324
• − Mortgage interest: −$12,884
• − Property taxes: −$2,255
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − HOA: −$456
• − Depreciation: −$6,691
• Taxable income: $357
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $3,956/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

+1050.0% since first listed

4 events — show timeline

• 2026-04-30 Listed $230,000 Consolidated MLS
• 2018-10-03 Sold (Public Records) $196,000 Public Records
• 2002-11-25 Sold (Public Records) $169,500 Public Records
• 1998-12-02 Sold (Public Records) $20,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,255 · +26.7% YoY. Source: county tax records.