7216 Clifford Dr · Dentsville, SC 29223

$134,900

2 bd · 1.0 ba · 1,201 sqft · SingleFamily public records · 94 Days on market

Built 1960 2,482 sqft 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.9/10.0
• 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

Discover this charming 1201 sq. ft. ranch-style residence situated on an impressive 0.57-acre level lot in the established Northeast Columbia area. Built in 1960, this well-maintained 3-bedroom, 1.5-bathroom home features a classic floorplan highlighted by beautiful hardwood flooring throughout the main living areas and corridors. All three bedrooms give the comfort of plush carpeting, providing a cozy retreat for residents. The primary bedroom suite has a convenient half bath. The interior layout includes an inviting living space that flows into a functional kitchen and dining area, perfectly suited for modern living. Outside, the expansive backyard provides ample space for gardening, recr

Key facts

• Hardwood flooring
• Level lot
• Expansive backyard

Tags

• RANCH-STYLE RESIDENCE
• LEVEL LOT
• HARDWOOD FLOORING
• EXPANSIVE BACKYARD
• RICHLAND TWO SCHOOL DISTRICT

Property features AI

Exterior

• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Slab foundation; Exterior finish: Other
• Exterior features: Covered front porch; Paved road access; Public water

Interior

• Kitchen: Hardwood floor; Formica countertops; Self-cleaning range
• Bedrooms: Master bedroom on main level with carpeted floors; Two additional carpeted bedrooms on main level
• Flooring: Carpet in bedrooms; Hardwood in living room and kitchen
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central cooling; Central heating with gas on first level
• Interior features: Self-cleaning range; Hardwood floors in living room; Hardwood floor and Formica countertops in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $123k (9.0% 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: Joseph Keels Elementary (math 27% / reading 26%, grade F, #435 of 597 statewide, top 73%, 438 students, 100% FRL) — zoned schools average 100% FRL vs 38% district-wide (62 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-14 pts) — the specific schools serving this property underperform the Richland 02 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 341 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $933 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 94 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $135k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.09% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 7.6

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-13,240
• Equity at exit: $20,114

10-year hold

• IRR: -5.0%
• Equity multiple: 0.71×
• Total profit: $-10,766
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$707
• Tax from tax record: −$205 /mo · $2,464/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $198

Break-even live

Break-even rent $1,227

Max offer price $134,900

Occupancy floor 82%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6837 N Trenholm Rd Columbia, SC	1.0–3.0	1.0–2.0	1105	$1,662	$1.50	3d	30	0.62mi
201 Redwood Ct Columbia, SC	3.0	1.5	1050	$1,300	$1.24	14d	1	0.77mi
250 Springtree Dr Columbia, SC	1.0–2.0	1.0	839	$1,090	$1.30	3d	8	0.83mi
320 Charwood Dr Columbia, SC	3.0	2.0	1325	$1,750	$1.32	23d	1	0.88mi
6905 Cleaton Rd Columbia, SC	3.0	2.5–3.0	1546	$1,925	$1.25	23d	3	0.98mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,040	$0.96	23d	1	1.31mi
5437 Ransom Dr Columbia, SC	3.0	1.0	1056	$1,531	$1.45	23d	1	1.32mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $134,900 Pending 94 DOM
2. 2026-06-05
   days on market $134,900 Active - Contingent 93 DOM
3. 2026-06-03
   days on market $134,900 Active - Contingent 92 DOM
4. 2026-06-03
   days on market $134,900 Active - Contingent 91 DOM
5. 2026-06-01
   days on market $134,900 Active - Contingent 90 DOM
6. 2026-05-31
   days on market $134,900 Active - Contingent 89 DOM
7. 2026-05-22
   historical Active - Contingent
8. 2026-05-13
   price $134,900
9. 2026-04-19
   price $139,900
10. 2026-04-12
    price $144,900
11. 2026-03-03
    listed $149,900 Active
12. 2021-11-30
    soldstatus $74,000
13. 1998-04-14
    soldstatus $65,000
14. 1998-01-21
    soldstatus $32,750
15. 1980-05-01
    soldstatus $28,000

ⓘ 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: $2,464 · $205/mo
• Projected year-2 tax: $2,464 · $205/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,726
• − Mortgage interest: −$7,556
• − Property taxes: −$2,464
• − Insurance: −$674
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,924
• Taxable income: $270
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $2,311/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: 335,994
• 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

+381.8% since first listed

9 events — show timeline

• 2026-05-22 Contingent — Consolidated MLS
• 2026-05-13 Price Changed $134,900 Consolidated MLS
• 2026-04-19 Price Changed $139,900 Consolidated MLS
• 2026-04-12 Price Changed $144,900 Consolidated MLS
• 2026-03-03 Listed $149,900 Consolidated MLS
• 2021-11-30 Sold (Public Records) $74,000 Public Records
• 1998-04-14 Sold (Public Records) $65,000 Public Records
• 1998-01-21 Sold (Public Records) $32,750 Public Records
• 1980-05-01 Sold (Public Records) $28,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,464 · +2.4% YoY. Source: county tax records.