12 Night Heron Ct · Dentsville, SC 29229

$223,000

3 bd · 2.0 ba · 1,298 sqft · SingleFamily public records · 59 Days on market

Built 1998 9,147 sqft lot Est $210k · 6% over $13/mo HOA · 1% 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 +14.4/30.0
• ARV discount +4.8/15.0
• DSCR +4.4/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss 12 Night Heron Ct, a residence arranged for everyday practicality, featuring a central fireplace. All stainless steel appliances outfit the kitchen. The primary bathroom features double sinks, and the primary bedroom includes a walk in closet. A patio extends to a fenced in backyard, providing an enclosed outdoor area. Included 100-Day Home Warranty with buyer activation Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Double sinks
• Central fireplace
• Fenced in backyard

Tags

• CENTRAL FIREPLACE
• STAINLESS STEEL APPLIANCES
• DOUBLE SINKS
• WALK IN CLOSET
• FENCED IN BACKYARD
• ENCLOSED OUTDOOR AREA

Property features AI

Finance

• Other: Directions available to property
• HOA & community: Property is part of an association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Vinyl and other exterior finish; Paved road access; Approximately 0.21 acre lot

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: Two full bathrooms (both main level)
• Interior features: Central cooling; Gas heating on main level; Total heated area approximately 1,263

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $43 ($521/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 $180k (19.2% below list).
• Recommended offer: $180k (19.2% 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); 417 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k 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 59 days — a 3% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

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 $180,132 (19.2% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $210,276
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Elders Pond Dr	0.32mi	3/2.5	1,422 (+10%)	7mo	$230,000	$162	61

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-33,785
• Equity at exit: $33,250

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-27,555
• Equity at exit: $19,281

Cash invested: $62,440 (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: 417
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$1,169
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$93
• HOA: −$13
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $43

Break-even live

Break-even rent $1,746

Max offer price $223,000

Occupancy floor 93%

Sensitivity live

Price	-10% $170	-5% $107	+0% $43	+5% $-20	+10% $-83
Rent	-10% $-99	-5% $-28	+0% $43	+5% $115	+10% $186
Rate	-1.0pp $156	-0.5pp $100	base $43	+0.5pp $-14	+1.0pp $-73

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	13d	1	0.28mi
5 Elders Pond Ct Columbia, SC	3.0	2.5	1640	$1,795	$1.09	16d	1	0.30mi
4500 Hard Scrabble Rd Columbia, SC	1.0–3.0	1.0–2.0	1031	$1,455	$1.41	4d	4	0.38mi
3 Glen Knoll Ct Columbia, SC	3.0	2.0	1320	$1,699	$1.29	13d	1	0.41mi
1116 Waverly Place Ln Columbia, SC	3.0	2.0	1428	$1,875	$1.31	16d	1	0.45mi
423 Elders Pond Cir Columbia, SC	2.0	2.0	1125	$1,475	$1.31	20d	1	0.48mi
1214 Waverly Place Ln Columbia, SC	3.0	2.0	1152	$1,800	$1.56	13d	1	0.56mi
108 Quinton Ln Columbia, SC	3.0	2.0	1052	$1,749	$1.66	23d	1	0.66mi
102 Petworth Dr Columbia, SC	4.0	3.0	1664	$2,050	$1.23	4d	1	0.68mi
201 Trowbridge Rd Columbia, SC	3.0	2.0	1220	$1,649	$1.35	25d	1	0.80mi
3 Long Glen Ct Columbia, SC	3.0	2.0	1314	$1,849	$1.41	4d	1	0.88mi
225 Lawson Dr Columbia, SC	2.0	2.0	1288	$1,580	$1.23	25d	1	0.94mi
213 Sagamare Rd Columbia, SC	4.0	3.0	1664	$1,970	$1.18	25d	1	1.02mi
109 Jaybird Ln Columbia, SC	3.0	2.0	1250	$1,679	$1.34	4d	1	1.03mi
500 Castle Ridge Dr Columbia, SC	3.0	2.0	1753	$2,150	$1.23	5d	1	1.15mi
21 Winslow Ct Columbia, SC	3.0	2.0	1220	$1,649	$1.35	23d	1	1.15mi
13 Tomafield Ct Columbia, SC	3.0	2.0	1721	$2,000	$1.16	5d	1	1.17mi
508 Longtown Rd Columbia, SC	1.0–3.0	1.0–2.0	984	$1,316	$1.34	5d	26	1.49mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 14 events

1. 2026-06-05
   statusdays on market $223,000 Pending 59 DOM
2. 2026-06-03
   days on market $223,000 Active - Contingent 58 DOM
3. 2026-06-03
   days on market $223,000 Active - Contingent 57 DOM
4. 2026-06-01
   days on market $223,000 Active - Contingent 56 DOM
5. 2026-05-31
   days on market $223,000 Active - Contingent 55 DOM
6. 2026-05-21
   historical Active - Contingent
7. 2026-05-07
   price $223,000
8. 2026-04-23
   price $230,000
9. 2026-04-06
   listed $237,000 Active
10. 2026-03-31
    soldstatus $207,900
11. 2001-03-22
    soldstatus $90,100
12. 2001-01-16
    soldstatus $85,000
13. 1998-06-23
    soldstatus $85,480
14. 1998-04-30
    soldstatus $112,000

ⓘ 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: $1,251 · $104/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$20/yr (+$2/mo · 1.6%)

ⓘ 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 ≥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: $21,616
• − Mortgage interest: −$12,491
• − Property taxes: −$1,251
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − HOA: −$156
• − Depreciation: −$6,487
• Taxable loss: −$3,343
• Est. tax savings @ 24.0%: +$802
• After-tax cash flow: $1,324/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

+99.1% since first listed

9 events — show timeline

• 2026-05-21 Contingent — Consolidated MLS
• 2026-05-07 Price Changed $223,000 Consolidated MLS
• 2026-04-23 Price Changed $230,000 Consolidated MLS
• 2026-04-06 Listed $237,000 Consolidated MLS
• 2026-03-31 Sold (Public Records) $207,900 Public Records
• 2001-03-22 Sold (Public Records) $90,100 Public Records
• 2001-01-16 Sold (Public Records) $85,000 Public Records
• 1998-06-23 Sold (Public Records) $85,480 Public Records
• 1998-04-30 Sold (Public Records) $112,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,251 · +3.6% YoY. Source: county tax records.