109 Oakley Dr · Dentsville, SC 29223

$149,900

3 bd · 2.0 ba · 1,005 sqft · SingleFamily public records · 38 Days on market

Built 1980 0.25 ac lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• 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

Why pay rent when you can own this move in ready updated three-bedroom home for hundreds less than the average rent in 29223 and the convenience of being only two minutes to I 20! This charming home sits on a corner lot with a circular driveway for easy entry and exit. Enjoy a welcoming Southern style front porch overlooking a beautiful front yard which is the perfect spot for morning coffee. Inside, the home has been thoughtfully cared for and features new real hardwood floors, new front gutters, and a new roof installed in September 2025 for long term peace of mind. Four large trees were recently removed to open up the yard and simplify maintenance. The spacious kitchen includes a walk-in

Key facts

• Beautiful front yard
• Front porch
• New front gutters

Tags

• CORNER LOT
• CIRCULAR DRIVEWAY
• FRONT PORCH
• BEAUTIFUL FRONT YARD
• NEW FRONT GUTTERS
• NEW ROOF

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property; Quarter-acre lot
• Construction: Crawlspace foundation
• Exterior features: Wood exterior finish; Paved road access

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: One full bath; One half bath
• Heating & cooling: Central cooling; Heat pump serving the first level
• Interior features: Family room on the main level; Heated laundry space
• Laundry & utility: Laundry located in heated space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (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: Forest Lake Elementary (math 42% / reading 46%, grade F, #239 of 597 statewide, top 41%, 614 students, 70% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 60% FRL vs 38% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 41% district-wide (+17 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: Rents flat; 341 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1k of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $150k implies a 134% gain — meaningful room to come down on a strong offer.

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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 8.1

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-14,194
• Equity at exit: $22,351

10-year hold

• IRR: -4.2%
• Equity multiple: 0.75×
• Total profit: $-10,336
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$786
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $225

Break-even live

Break-even rent $1,266

Max offer price $149,900

Occupancy floor 80%

Sensitivity live

Price	-10% $310	-5% $267	+0% $225	+5% $183	+10% $140
Rent	-10% $102	-5% $164	+0% $225	+5% $286	+10% $347
Rate	-1.0pp $300	-0.5pp $263	base $225	+0.5pp $186	+1.0pp $147

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Charwood Dr Columbia, SC	3.0	2.0	1325	$1,750	$1.32	24d	1	0.28mi
201 Redwood Ct Columbia, SC	3.0	1.5	1050	$1,300	$1.24	15d	1	0.29mi
5437 Ransom Dr Columbia, SC	3.0	1.0	1056	$1,531	$1.45	24d	1	0.81mi
1931 Chaney St Columbia, SC	2.0	1.0	1034	$1,600	$1.55	24d	1	0.96mi
5867 Ames Rd Columbia, SC	3.0	1.0	802	$1,200	$1.50	15d	1	1.01mi
5779 Ames Rd Columbia, SC	2.0	1.0	895	$1,000	$1.12	15d	1	1.33mi
5779 Ames Rd Unit 13B Columbia, SC	2.0	1.0	895	$1,000	$1.12	12d	1	1.33mi

Listing history 20 events

1. 2026-06-18
   days on market $149,900 Active 38 DOM
2. 2026-06-17
   days on market $149,900 Active 37 DOM
3. 2026-06-16
   days on market $149,900 Active 36 DOM
4. 2026-06-15
   days on market $149,900 Active 35 DOM
5. 2026-06-14
   days on market $149,900 Active 33 DOM
6. 2026-06-13
   days on market $149,900 Active 32 DOM
7. 2026-06-10
   days on market $149,900 Active 30 DOM
8. 2026-06-09
   days on market $149,900 Active 29 DOM
9. 2026-06-08
   days on market $149,900 Active 28 DOM
10. 2026-06-07
    days on market $149,900 Active 27 DOM
11. 2026-06-05
    days on market $149,900 Active 24 DOM
12. 2026-06-03
    days on market $149,900 Active 23 DOM
13. 2026-06-03
    days on market $149,900 Active 22 DOM
14. 2026-06-01
    remarks 699-char remark
15. 2026-06-01
    pricedays on market $149,900 Active 21 DOM
16. 2026-05-31
    days on market $155,000 Active 20 DOM
17. 2026-05-10
    listed $155,000 Active
18. 2010-02-19
    soldstatus $64,000
19. 1998-05-08
    soldstatus $57,000
20. 1998-01-25
    soldstatus $42,325

ⓘ 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: $1,817 · $151/mo
• Projected year-2 tax: $1,817 · $151/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: $18,607
• − Mortgage interest: −$8,397
• − Property taxes: −$1,817
• − Insurance: −$750
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$4,361
• Taxable income: $306
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $2,626/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

+266.2% since first listed

4 events — show timeline

• 2026-05-10 Listed $155,000 Consolidated MLS
• 2010-02-19 Sold (Public Records) $64,000 Public Records
• 1998-05-08 Sold (Public Records) $57,000 Public Records
• 1998-01-25 Sold (Public Records) $42,325 Public Records

Property tax history

+14.5%/yr

Latest (2025): $1,817 · +2.4% YoY. Source: county tax records.