304 Glen Knoll Dr · Dentsville, SC 29229

$199,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 56 Days on market

Built 2003 6,534 sqft lot Est $236k · 15% under $47/mo HOA · 3% of rent

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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).

• ARV discount +14.4/15.0
• Cash flow +11.5/30.0
• 1% rule +4.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bed, 2-bath two-story home in Waverly Place. This 1,320 sq. ft. residence features an inviting main-level great room and all bedrooms upstairs for privacy. Includes an attached garage and low-maintenance vinyl siding. Move-in ready and conveniently located near Richland 2 schools and local amenities. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Attached garage
• 6,534 sq ft lot
• Garage

Tags

• MAIN-LEVEL GREAT ROOM
• ATTACHED GARAGE
• LOW-MAINTENANCE VINYL SIDING

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewer; Public water
• Home design: Two-story home; Entry level includes main and second levels
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Kitchen located on main level
• Bedrooms: Master bedroom on the second level; Second bedroom on the second level; Third bedroom on the second level
• Bathrooms: Two full bathrooms; One partial bathroom; One main half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Family room on the main level; Kitchen on the main level; Central heating; Central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-67 ($-802/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (9.6% below list).
• Recommended offer: $181k (9.6% 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; 19 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).

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 56 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $200k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $180,742 (9.6% 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 56 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.90% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $236,280
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Elders Pond Dr	0.07mi	3/2.5	1,422 (+8%)	7mo	$230,000	$162	76
1007 May Oak Cir	0.56mi	3/2.0	1,342 (+2%)	24mo	$240,000	$179	52

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-36,896
• Equity at exit: $29,806

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-38,624
• Equity at exit: $17,284

Cash invested: $55,972 (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 29229

• Home prices YoY: -21.5%
• Rents YoY: 2.8%
• Active inventory: 406
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$316 /mo · $3,793/yr
• Insurance: −$83
• HOA: −$47
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-67

Break-even live

Break-even rent $1,892

Max offer price $188,098

Occupancy floor 99%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Elders Pond Dr Columbia, SC	3.0	2.5	1400	$1,350	$0.96	11d	1	0.10mi
1116 Waverly Place Ln Columbia, SC	3.0	2.0	1428	$1,875	$1.31	14d	1	0.10mi
5 Elders Pond Ct Columbia, SC	3.0	2.5	1640	$1,795	$1.09	14d	1	0.17mi
1214 Waverly Place Ln Columbia, SC	3.0	2.0	1152	$1,800	$1.56	11d	1	0.22mi
3 Glen Knoll Ct Columbia, SC	3.0	2.0	1320	$1,699	$1.29	11d	1	0.23mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	19d	1	0.32mi
4500 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1031	$1,455	$1.41	2d	4	0.45mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	2d	1	0.68mi
500 Castle Ridge Dr Columbia, SC	3.0	2.0	1753	$2,150	$1.23	3d	1	0.81mi
108 Quinton Ln Columbia, SC	3.0	2.0	1052	$1,749	$1.66	21d	1	0.83mi
225 Lawson Dr Columbia, SC	2.0	2.0	1288	$1,580	$1.23	23d	1	0.94mi
102 Petworth Dr Columbia, SC	4.0	3.0	1664	$2,050	$1.23	2d	1	1.03mi
201 Trowbridge Rd Columbia, SC	3.0	2.0	1220	$1,649	$1.35	23d	1	1.15mi
109 Jaybird Ln Columbia, SC	3.0	2.0	1250	$1,679	$1.34	2d	1	1.15mi
213 Sagamare Rd Columbia, SC	4.0	3.0	1664	$1,970	$1.18	23d	1	1.37mi
21 Winslow Ct Columbia, SC	3.0	2.0	1220	$1,649	$1.35	21d	1	1.45mi
13 Tomafield Ct Columbia, SC	3.0	2.0	1721	$2,000	$1.16	3d	1	1.46mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	14d	1	1.47mi
416 Sandfarm Trl Blythewood, SC	3.0	2.5	1664	$2,025	$1.22	23d	1	1.47mi

HOA detail

• Monthly dues: $47 · $564/yr

Listing history 18 events

1. 2026-06-18
   days on market $199,900 Active 56 DOM
2. 2026-06-17
   days on market $199,900 Active 55 DOM
3. 2026-06-16
   days on market $199,900 Active 54 DOM
4. 2026-06-15
   days on market $199,900 Active 53 DOM
5. 2026-06-14
   days on market $199,900 Active 51 DOM
6. 2026-06-13
   days on market $199,900 Active 50 DOM
7. 2026-06-10
   days on market $199,900 Active 48 DOM
8. 2026-06-09
   days on market $199,900 Active 47 DOM
9. 2026-06-08
   days on market $199,900 Active 46 DOM
10. 2026-06-07
    days on market $199,900 Active 45 DOM
11. 2026-06-05
    days on market $199,900 Active 42 DOM
12. 2026-06-03
    days on market $199,900 Active 41 DOM
13. 2026-06-03
    days on market $199,900 Active 40 DOM
14. 2026-06-01
    days on market $199,900 Active 39 DOM
15. 2026-05-31
    days on market $199,900 Active 38 DOM
16. 2026-04-23
    listed $199,900 Active
17. 2014-11-24
    soldstatus $90,000
18. 2003-04-03
    soldstatus $133,816

ⓘ 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: $3,793 · $316/mo
• Projected year-2 tax: $3,793 · $316/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 62% 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: $21,689
• − Mortgage interest: −$11,198
• − Property taxes: −$3,793
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$564
• − Depreciation: −$5,815
• Taxable loss: −$4,150
• Est. tax savings @ 24.0%: +$996
• After-tax cash flow: $194/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

+49.4% since first listed

3 events — show timeline

• 2026-04-23 Listed $199,900 Consolidated MLS
• 2014-11-24 Sold (Public Records) $90,000 Public Records
• 2003-04-03 Sold (Public Records) $133,816 Public Records

Property tax history

+1.1%/yr

Latest (2025): $3,793 · +2.6% YoY. Source: county tax records.