332 Summer Bend Rd · Dentsville, SC 29223-7876

$259,900

4 bd · 3.0 ba · 2,364 sqft · SingleFamily public records · 103 Days on market

Built 2004 7,840 sqft lot $26/mo HOA · 1% of rent ↓ 4% since listing

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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 +15.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.9/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Open Layout. No Carpet Anywhere. Great Location. If you’ve been searching for a home with plenty of space for everyone in the household, AND all of their belongings, this one definitely deserves a closer look. The flexible floorplan offers comfortable everyday living and creates a natural flow between living spaces, making it easy to define how each area functions while still maintaining a connected feel throughout the home. One feature buyers will especially appreciate: there is not a single inch of carpet anywhere in the home. The durable flooring in every room is ideal for low-maintenance living, allergy-sensitive households, or homes with pets - where quick cleanups are a priority

Key facts

• Durable flooring
• No carpet
• Open layout

Tags

• OPEN LAYOUT
• NO CARPET
• DURABLE FLOORING
• FLEXIBLE FLOORPLAN
• SPACIOUS WALK-IN CLOSET
• LARGE LAUNDRY ROOM

Property features AI

Finance

• HOA & community: Homeowners association (fees cover common area maintenance)

Exterior

• Parking: Attached garage with 2 garage spaces (main level)
• Security: Owned security system
• Utilities: Public water; Public sewer; Energy features include solar, storm doors, and thermopane windows
• Home design: Two-story detached home; Slab foundation; Lot size approximately 0.18 acres
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered front porch; Patio; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Island; Granite countertops; Stained wood cabinets; Engineered hardwood floors in kitchen; Free‑standing, smooth‑surface self‑cleaning range; Dishwasher; Disposal; Microwave above stove; Refrigerator
• Bedrooms: Master bedroom (second floor) with double vanity, garden tub, separate shower and walk-in closet; Bedroom 2 (second floor) with ceiling fan; Bedroom 3 (second floor) with ceiling fan; Bedroom 4 (second floor) with ceiling fan
• Flooring: Laminate flooring in bedrooms, living areas and formal dining; Engineered hardwood in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full second-level baths
• Heating & cooling: Heat pumps on both first and second levels; Zoned heating and cooling
• Interior features: Ceiling fans throughout; Owned security system; Smoke detectors; Attic access; Garage door opener; Gas log (natural) fireplace (1)
• Laundry & utility: Main-level utility room with electric hook-ups; Washer and dryer connections on main level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $219k (15.6% below list).
• Recommended offer: $219k (15.6% 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: Killian Elementary (math 18% / reading 24%, grade F, #488 of 597 statewide, top 82%, 742 students, 100% FRL); Westwood High (math 47% / reading 87%, grade B, #73 of 196 statewide, top 41%, 1,684 students, 66% FRL) — zoned schools average 83% FRL vs 38% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 2 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.0% local appreciation)).
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $219,291 (15.6% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 16% 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. 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. 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: 0.84% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.3%
• Equity multiple: 1.53×
• Total profit: $38,661
• Equity at exit: $116,862

10-year hold

• IRR: 11.7%
• Equity multiple: 2.75×
• Total profit: $127,151
• Equity at exit: $180,099

Cash invested: $72,772 (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 29223-7876

• Active inventory: 2
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,193 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$118 /mo · $1,422/yr
• Insurance: −$108
• HOA: −$26
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $117

Break-even live

Break-even rent $2,045

Max offer price $259,900

Occupancy floor 90%

Sensitivity live

Price	-10% $264	-5% $190	+0% $117	+5% $43	+10% $-30
Rent	-10% $-57	-5% $30	+0% $117	+5% $203	+10% $290
Rate	-1.0pp $248	-0.5pp $183	base $117	+0.5pp $49	+1.0pp $-19

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Summer Vale Dr Columbia, SC	4.0	2.5	1800	$2,150	$1.19	4d	1	0.12mi
2 Majestic Ct Columbia, SC	4.0	2.5	2156	$2,479	$1.15	24d	1	0.67mi
18 Rosepine Dr Columbia, SC	4.0	2.0	1600	$1,985	$1.24	4d	1	0.76mi
113 Millhouse Ct Columbia, SC	3.0	2.0	1936	$2,030	$1.05	20d	1	1.04mi
1800 Killian Lakes Dr Columbia, SC	1.0–3.0	1.0–2.5	1401	$2,657	$1.90	4d	47	1.47mi

HOA detail

• Monthly dues: $26 · $312/yr

Listing history 17 events

1. 2026-06-18
   days on market $259,900 Active 103 DOM
2. 2026-06-17
   days on market $259,900 Active 102 DOM
3. 2026-06-16
   days on market $259,900 Active 101 DOM
4. 2026-06-15
   days on market $259,900 Active 100 DOM
5. 2026-06-14
   days on market $259,900 Active 98 DOM
6. 2026-06-13
   days on market $259,900 Active 97 DOM
7. 2026-06-10
   days on market $259,900 Active 95 DOM
8. 2026-06-09
   days on market $259,900 Active 94 DOM
9. 2026-06-08
   days on market $259,900 Active 93 DOM
10. 2026-06-07
    days on market $259,900 Active 92 DOM
11. 2026-06-05
    days on market $259,900 Active 89 DOM
12. 2026-06-03
    days on market $259,900 Active 88 DOM
13. 2026-06-03
    days on market $259,900 Active 87 DOM
14. 2026-06-01
    days on market $259,900 Active 86 DOM
15. 2026-05-31
    days on market $259,900 Active 85 DOM
16. 2026-05-12
    price $259,900
17. 2026-03-07
    listed $269,900 Active

ⓘ 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: $1,422 · $118/mo
• Projected year-2 tax: $1,481 · $123/mo
• Expected delta: +$59/yr (+$5/mo · 4.2%)

ⓘ 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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $26,315
• − Mortgage interest: −$14,558
• − Property taxes: −$1,422
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − HOA: −$312
• − Depreciation: −$7,561
• Taxable loss: −$3,048
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $2,132/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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-3.7% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $259,900 Consolidated MLS
• 2026-03-07 Listed $269,900 Consolidated MLS

Property tax history

-0.3%/yr

Latest (2025): $1,422 · +2.9% YoY. Source: county tax records.