30 Ward Ct · Dentsville, SC 29223

$189,900

3 bd · 3.0 ba · 1,828 sqft · SingleFamily public records · 31 Days on market

Built 1988 2,178 sqft lot $17/mo HOA · 1% of rent

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• 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

GREAT location in a small neighborhood. This charleston style home has a LARGE great room, formal dining, eat in kitchen, sunroom and 1/2 bath on the main level. Upstairs you will find a LARGE master bedroom with multiple closets, walk out onto a porch and bathroom with double vanities. Also bedroom 2 and 3 are upstairs with a shared bathroom. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Formal dining
• Eat in kitchen
• Sunroom

Tags

• GREAT ROOM
• FORMAL DINING
• EAT IN KITCHEN
• SUNROOM
• MASTER BEDROOM
• MULTIPLE CLOSETS

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story house
• Construction: Wood fiber / Masonite exterior finish; Crawlspace foundation
• Exterior features: Covered front porch; Covered other porch

Interior

• Kitchen: Eat-in kitchen with tile flooring
• Bedrooms: Primary bedroom on second floor with private bath and walk-in closet; Bedroom 2 on second floor with shared bath; Bedroom 3 on second floor with shared bath
• Flooring: Hardwood in the formal dining room; Tile in the kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Two second full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Fireplace (wood burning); Great room with built-in books and a fireplace; Formal dining room with hardwood floors; Florida room
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% 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: Forest Lake Elementary (math 42% / reading 46%, grade F, #239 of 597 statewide, top 41%, 614 students, 70% FRL) — zoned schools average 70% FRL vs 38% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 341 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 37% 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 31 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $102k; list at $190k implies a 85% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 8.3

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-16,446
• Equity at exit: $28,315

10-year hold

• IRR: -3.0%
• Equity multiple: 0.82×
• Total profit: $-9,495
• Equity at exit: $16,419

Cash invested: $53,172 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$996
• Tax from tax record: −$108 /mo · $1,293/yr
• Insurance: −$79
• HOA: −$17
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $307

Break-even live

Break-even rent $1,519

Max offer price $189,900

Occupancy floor 79%

Sensitivity live

Price	-10% $415	-5% $361	+0% $307	+5% $254	+10% $200
Rent	-10% $157	-5% $232	+0% $307	+5% $383	+10% $458
Rate	-1.0pp $403	-0.5pp $356	base $307	+0.5pp $258	+1.0pp $208

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4833 Arcadia Rd Columbia, SC	4.0	2.0	2217	$2,400	$1.08	15d	1	0.38mi
320 Charwood Dr Columbia, SC	3.0	2.0	1325	$1,750	$1.32	24d	1	0.65mi
6837 N Trenholm Rd Columbia, SC	1.0–3.0	1.0–2.0	1105	$1,985	$1.80	4d	30	0.82mi
3836 Davies Dr Columbia, SC	3.0	1.5	1736	$1,625	$0.94	4d	1	0.89mi
6604 Cartwright Dr Columbia, SC	3.0	2.0	1648	$1,650	$1.00	4d	1	0.96mi
6905 Cleaton Rd Columbia, SC	3.0	2.5–3.0	1546	$1,925	$1.25	24d	3	1.06mi
3650 Deerfield Dr Columbia, SC	3.0	2.0	2078	$2,295	$1.10	24d	1	1.28mi
209 Christian St Columbia, SC	3.0	3.0	1585	$800	$0.50	24d	1	1.48mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,200	$1.10	24d	1	1.49mi
4443 Bethel Church Rd #27 Columbia, SC	3.0	2.5	1660	$1,645	$0.99	24d	1	1.50mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 24 events

1. 2026-06-18
   days on market $189,900 Active 31 DOM
2. 2026-06-17
   price $189,900 Active 30 DOM
3. 2026-06-17
   days on market $199,900 Active 30 DOM
4. 2026-06-16
   days on market $199,900 Active 29 DOM
5. 2026-06-15
   days on market $199,900 Active 28 DOM
6. 2026-06-14
   days on market $199,900 Active 26 DOM
7. 2026-06-13
   days on market $199,900 Active 25 DOM
8. 2026-06-10
   days on market $199,900 Active 23 DOM
9. 2026-06-09
   days on market $199,900 Active 22 DOM
10. 2026-06-08
    days on market $199,900 Active 21 DOM
11. 2026-06-07
    days on market $199,900 Active 20 DOM
12. 2026-06-05
    days on market $199,900 Active 17 DOM
13. 2026-06-03
    days on market $199,900 Active 16 DOM
14. 2026-06-03
    days on market $199,900 Active 15 DOM
15. 2026-06-01
    days on market $199,900 Active 14 DOM
16. 2026-05-31
    days on market $199,900 Active 13 DOM
17. 2026-05-18
    listed $199,900 Active
18. 2026-04-14
    price $190,000
19. 2026-04-14
    status Active
20. 2026-01-13
    status Pending
21. 2026-01-04
    listed $195,000 Active
22. 1994-07-29
    soldstatus $102,500
23. 1992-04-08
    soldstatus $94,900
24. 1988-06-01
    soldstatus $22,900

ⓘ 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: $1,293 · $108/mo
• Projected year-2 tax: $1,293 · $108/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 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: $22,893
• − Mortgage interest: −$10,637
• − Property taxes: −$1,293
• − Insurance: −$950
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − HOA: −$204
• − Depreciation: −$5,524
• Taxable income: $622
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $3,539/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: 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

Price history

+772.9% since first listed

8 events — show timeline

• 2026-05-18 Listed $199,900 Consolidated MLS
• 2026-04-14 Price Changed $190,000 Consolidated MLS
• 2026-04-14 Relisted — Consolidated MLS
• 2026-01-13 Pending — Consolidated MLS
• 2026-01-04 Listed $195,000 Consolidated MLS
• 1994-07-29 Sold (Public Records) $102,500 Public Records
• 1992-04-08 Sold (Public Records) $94,900 Public Records
• 1988-06-01 Sold (Public Records) $22,900 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,293 · +2.9% YoY. Source: county tax records.