17 Cypress Cove Rd · Dentsville, SC 29229

$269,000

3 bd · 3.0 ba · 1,820 sqft · SingleFamily public records · 36 Days on market

Built 2015 4,356 sqft lot $38/mo HOA · 2% 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).

• Cash flow +12.6/30.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Owner is a licensed SC real estate agent. WOW! WOW! WOW! This one has been renovated beautifully from top to bottom!! You will love the brand new flooring, paint, light and bath fixtures! Wait until you see the spacious trendy kitchen! You will LOVE the layout of this centrally located 3 bed home with fenced in backyard and BIG shed in the backyard! Enjoy your morning cup of coffee in your light filled dining room! Your new owner's retreat has room to relax in and a closet that is almost the size of a bedroom! You will loook forward to showering in your oversized tiled shower! Schedule your appointment today! Some photos are virtually staged. Disclaimer: CMLS has not reviewed and, the

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2015

Property features AI

Finance

• Other: Driving directions: Lake Village Dr to Freshwater, right on Mangrove, left on Cypress Cove
• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 2 spaces (main level)
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Stone and vinyl exterior; Paved road access; Approximately 0.1-acre lot

Interior

• Kitchen: Kitchen located on the 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 half bathroom; Two additional full second-level bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Central heating; Central air conditioning; Dining room on the main level; Family room on the main level; Kitchen on the main level
• Laundry & utility: Washer and dryer on the second level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-36 ($-428/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (21.3% below list).
• Recommended offer: $212k (21.3% 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: Killian Elementary (math 18% / reading 24%, grade F, #488 of 597 statewide, top 82%, 742 students, 100% FRL); Ridge View High (math 43% / reading 76%, grade C+, #110 of 196 statewide, top 58%, 1,711 students, 60% FRL) — zoned schools average 80% FRL vs 38% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 406 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 ($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 $8k 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 36 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $216k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,604 (21.3% 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 36 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.81% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-46,326
• Equity at exit: $40,109

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-45,164
• Equity at exit: $23,258

Cash invested: $75,320 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$147 /mo · $1,759/yr
• Insurance: −$112
• HOA: −$38
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-36

Break-even live

Break-even rent $2,161

Max offer price $262,700

Occupancy floor 97%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Heron Glen Dr Columbia, SC	4.0	2.5	2195	$2,095	$0.95	3d	1	0.17mi
412 Killian Green Dr Columbia, SC	3.0	2.5	2280	$1,999	$0.88	11d	1	0.18mi
9641 Farrow Rd Columbia, SC	2.0–3.0	2.0	1179	$1,872	$1.59	3d	32	0.48mi
1800 Killian Lakes Dr Columbia, SC	1.0–3.0	1.0–2.5	1401	$2,657	$1.90	3d	47	0.49mi
1340 N Brickyard Rd Columbia, SC	1.0–3.0	1.0–2.0	1061	$1,860	$1.75	3d	34	0.54mi
113 Millhouse Ct Columbia, SC	3.0	2.0	1936	$2,030	$1.05	19d	1	0.74mi
13 Tomafield Ct Columbia, SC	3.0	2.0	1721	$2,000	$1.16	3d	1	0.83mi
18 Rosepine Dr Columbia, SC	4.0	2.0	1600	$1,985	$1.24	3d	1	0.83mi
2 Majestic Ct Columbia, SC	4.0	2.5	2156	$2,479	$1.15	23d	1	0.92mi
608 Cottontail Ct N Columbia, SC	4.0	2.0	1701	$2,139	$1.26	3d	1	0.95mi
916 N Brickyard Rd Columbia, SC	3.0	2.0	1350	$1,695	$1.26	14d	1	1.16mi
502 Blue Garden Way Columbia, SC	4.0	2.5	1775	$2,183	$1.23	14d	1	1.27mi
213 Sagamare Rd Columbia, SC	4.0	3.0	1664	$1,970	$1.18	23d	1	1.28mi
495 Blue Garden Way Columbia, SC	4.0	2.5	2075	$2,224	$1.07	3d	1	1.31mi
109 Jaybird Ln Columbia, SC	3.0	2.0	1250	$1,679	$1.34	3d	1	1.44mi
102 Petworth Dr Columbia, SC	4.0	3.0	1664	$2,050	$1.23	3d	1	1.50mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 26 events

1. 2026-06-18
   days on market $269,000 Active 36 DOM
2. 2026-06-17
   price $269,000 Active 35 DOM
3. 2026-06-17
   days on market $270,000 Active 35 DOM
4. 2026-06-16
   days on market $270,000 Active 34 DOM
5. 2026-06-15
   days on market $270,000 Active 33 DOM
6. 2026-06-14
   days on market $270,000 Active 31 DOM
7. 2026-06-13
   pricedays on market $270,000 Active 30 DOM
8. 2026-06-10
   days on market $274,900 Active 28 DOM
9. 2026-06-09
   days on market $274,900 Active 27 DOM
10. 2026-06-09
    price $274,900 Active 26 DOM
11. 2026-06-08
    days on market $275,000 Active 26 DOM
12. 2026-06-07
    days on market $275,000 Active 25 DOM
13. 2026-06-05
    pricedays on market $275,000 Active 22 DOM
14. 2026-06-03
    days on market $278,000 Active 21 DOM
15. 2026-06-03
    days on market $278,000 Active 20 DOM
16. 2026-06-01
    days on market $278,000 Active 19 DOM
17. 2026-05-31
    pricedays on market $278,000 Active 18 DOM
18. 2026-05-21
    price $279,490
19. 2026-05-13
    listed $279,990 Active
20. 2026-04-22
    soldstatus $216,000
21. 2025-12-05
    price $240,000
22. 2025-10-15
    status Active
23. 2025-08-17
    status Pending
24. 2025-08-02
    historical Active - Contingent
25. 2025-06-04
    listed $250,000 Active
26. 2015-04-06
    soldstatus $60,000

ⓘ 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: $1,759 · $147/mo
• Projected year-2 tax: $1,759 · $147/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,392
• − Mortgage interest: −$15,068
• − Property taxes: −$1,759
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − HOA: −$456
• − Depreciation: −$7,825
• Taxable loss: −$5,124
• Est. tax savings @ 24.0%: +$1,230
• After-tax cash flow: $802/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

+365.8% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $279,490 Consolidated MLS
• 2026-05-13 Listed $279,990 Consolidated MLS
• 2026-04-22 Sold (Public Records) $216,000 Public Records
• 2025-12-05 Price Changed $240,000 Consolidated MLS
• 2025-10-15 Relisted — Consolidated MLS
• 2025-08-17 Pending — Consolidated MLS
• 2025-08-02 Contingent — Consolidated MLS
• 2025-06-04 Listed $250,000 Consolidated MLS
• 2015-04-06 Sold (Public Records) $60,000 Public Records

Property tax history

+33.7%/yr

Latest (2025): $1,759 · +3.6% YoY. Source: county tax records.