Cypress Townhome End Unit Plan · Dentsville, SC 29223

$202,000

3 bd · 2.5 ba · 1,362 sqft · Townhouse · 129 Days on market

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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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• 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

The Cypress invites you into a spacious entryway that leads to a half bath and coat closet. Beyond that, this home opens to a large great room that connects the kitchen and dining areas. Upstairs, you'll find three bedrooms and two full baths. The Owner's suite features a large walk-in closet. Additional highlights include a single-car garage for parking and storage.

Key facts

• Half bath
• Single-car garage
• Walk-in closet

Tags

• SPACIOUS ENTRYWAY
• HALF BATH
• COAT CLOSET
• LARGE GREAT ROOM
• WALK-IN CLOSET
• SINGLE-CAR GARAGE

Property features AI

Finance

• Financial info: List price $202,000

Exterior

• Parking: 1 parking space
• Home design: Townhome, end unit
• Exterior features: Living area of 1362

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: End-unit townhome plan (Cypress Townhome End Unit)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $202k.

Deal economics

• At list price, monthly cash flow is $10 ($114/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (11.9% below list).
• Recommended offer: $178k (12.0% 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+, schools D-, crime 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.
• Market conditions: Rents flat; 341 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 129 days — a 12% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.5

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: -19.2%
• Equity multiple: 0.35×
• Total profit: $-36,959
• Equity at exit: $30,119

10-year hold

• IRR: -18.9%
• Equity multiple: 0.11×
• Total profit: $-50,150
• Equity at exit: $17,465

Cash invested: $56,560 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$1,059
• Tax est. 1.5%: −$252 /mo · $3,030/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $10

Break-even live

Break-even rent $1,767

Max offer price $202,000

Occupancy floor 94%

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: $50,500
• Closing costs: $6,060
• 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	3d	1	0.04mi
2058 Mapleton Dr Columbia, SC	3.0	2.5	1476	$1,995	$1.35	21d	1	0.27mi
237 Foxhunt Rd Columbia, SC	3.0	1.5	1008	$1,250	$1.24	14d	1	0.59mi
1659 Legrand Rd Columbia, SC	2.0–3.0	2.0–2.5	1450	$2,500	$1.72	3d	12	0.70mi
8100 Bayfield Rd Columbia, SC	3.0	1.0–2.0	773	$1,364	$1.76	23d	1	0.80mi
125 Charleswood Dr Columbia, SC	3.0	1.0	1074	$1,350	$1.26	23d	1	0.87mi
113 Charleswood Dr Columbia, SC	4.0	1.5	1196	$1,555	$1.30	3d	1	0.89mi
1152 Rabon Pond Dr Columbia, SC	3.0	2.5	1522	$1,799	$1.18	11d	1	0.92mi
381 Valley Heights Ln Columbia, SC	3.0	2.5	1471	$1,719	$1.17	23d	1	1.01mi
207 Weddell St Unit 1D Columbia, SC	2.0	2.0	1200	$1,100	$0.92	3d	1	1.05mi
712 Blazing Star Trl Columbia, SC	3.0	2.0	1100	$1,699	$1.54	3d	1	1.05mi
1728 Springwoods Lake Dr Columbia, SC	2.0	1.5	1025	$1,200	$1.17	3d	1	1.05mi
1682 Horseshoe Dr Unit D Columbia, SC	2.0	2.0	1000	$895	$0.90	14d	1	1.16mi
500 Rockhaven Dr Columbia, SC	3.0	2.0	1064	$1,649	$1.55	23d	1	1.16mi
2250 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1155	$2,311	$2.00	11d	18	1.21mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	11d	1	1.24mi
109 Summer Vale Dr Columbia, SC	4.0	2.5	1800	$2,150	$1.19	3d	1	1.27mi
261 Business Park Blvd Columbia, SC	1.0–3.0	1.0–2.0	1127	$1,599	$1.42	11d	2	1.29mi
1000 Windsor Shores Dr Columbia, SC	1.0–3.0	1.0–2.0	1011	$1,590	$1.57	23d	1	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $202,000 Active 129 DOM
2. 2026-06-17
   days on market $202,000 Active 128 DOM
3. 2026-06-16
   days on market $202,000 Active 127 DOM
4. 2026-06-15
   days on market $202,000 Active 126 DOM
5. 2026-06-14
   days on market $202,000 Active 124 DOM
6. 2026-06-13
   days on market $202,000 Active 123 DOM
7. 2026-06-10
   days on market $202,000 Active 121 DOM
8. 2026-06-09
   days on market $202,000 Active 120 DOM
9. 2026-06-08
   days on market $202,000 Active 119 DOM
10. 2026-06-07
    days on market $202,000 Active 118 DOM
11. 2026-06-05
    days on market $202,000 Active 115 DOM
12. 2026-06-03
    days on market $202,000 Active 114 DOM
13. 2026-06-03
    days on market $202,000 Active 113 DOM
14. 2026-06-01
    days on market $202,000 Active 112 DOM
15. 2026-05-31
    days on market $202,000 Active 111 DOM

ⓘ 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: $21,349
• − Mortgage interest: −$11,315
• − Property taxes: −$3,030
• − Insurance: −$1,010
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$5,876
• Taxable loss: −$3,298
• Est. tax savings @ 24.0%: +$792
• After-tax cash flow: $906/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): 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