816 Kinlock Ct · Dentsville, SC 29223

$350,000

4 bd · 3.0 ba · 3,163 sqft · SingleFamily public records · 265 Days on market

Built 1974 $96/mo HOA · 3% 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring all offers. Golden opportunity to negotiate on a lovely home in the prestigious Spring Valley gated community close to Interstates I-20, I-77 . This 4-Bd, 3-Ba brick home offers the perfect mix of character and comfort. Built in 1974 with enduring quality, the home features: hardwood floors on the first level and carpeted floors upstairs. Fireplace in great room, bonus room over garage - ideal for a 5th bedroom, office or playroom, fenced backyard with a charming gazebo w/ power. Disclaimer: CMLS has not reviewed and therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Charming gazebo
• Carpeted floors
• Bonus room

Tags

• HARDWOOD FLOORS
• CARPETED FLOORS
• FIREPLACE
• BONUS ROOM
• FENCED BACKYARD
• CHARMING GAZEBO

Property features AI

Finance

• Other: Private-maintenance paved road
• HOA & community: Property is part of an association

Exterior

• Parking: Total of 6 parking spaces; Attached side-entry 2-car garage at main level; Enclosed garage (listed among other rooms)
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Brick exterior above foundation; Crawlspace foundation
• Exterior features: Sprinkler system; Covered front porch; Uncovered back porch; Chain-link fencing at rear only

Interior

• Kitchen: Eat-in kitchen; Pantry; Granite countertops with granite backsplash; Painted cabinets; Stove exhaust vented to exterior; Dishwasher
• Bedrooms: Master bedroom with built-ins and private bath (second level); Additional bedrooms on second level; One bedroom on main level
• Flooring: Hardwood floors in formal living, dining, and great room; Carpet in master bedroom
• Bathrooms: Three full bathrooms total; One full main-level bath; Two additional full baths
• Heating & cooling: Central heating; Central cooling
• Interior features: Hardwood floors in formal living and dining rooms; Molding in formal living and dining rooms; Bookshelves in great room; Fireplace in great room; French doors in great room; Ceiling fans in great room, kitchen, and master bedroom; One fireplace
• Laundry & utility: Main-level laundry in a heated utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $114 ($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 $285k (18.6% below list).
• Recommended offer: $285k (18.6% 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: L. B. Nelson Elementary (math 39% / reading 43%, grade F, #276 of 597 statewide, top 48%, 567 students, 76% FRL); Spring Valley High (math 53% / reading 92%, grade B+, #46 of 196 statewide, top 24%, 2,187 students, 49% FRL) — zoned schools average 62% FRL vs 38% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 57% at this address vs 41% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Richland 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 341 active listings in the ZIP; 3 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).
• At $2,850/mo this rent would consume 55% of the median local household income ($62k/yr) (locally 2857% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 265 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; list at $350k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $284,955 (18.6% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 10.2

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: -16.9%
• Equity multiple: 0.41×
• Total profit: $-57,370
• Equity at exit: $52,186

10-year hold

• IRR: -14.3%
• Equity multiple: 0.27×
• Total profit: $-71,340
• Equity at exit: $30,262

Cash invested: $98,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$146
• HOA: −$96
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $114

Break-even live

Break-even rent $2,705

Max offer price $350,000

Occupancy floor 91%

Sensitivity live

Price	-10% $312	-5% $213	+0% $114	+5% $-385	+10% $-506
Rent	-10% $-111	-5% $1	+0% $114	+5% $227	+10% $339
Rate	-1.0pp $290	-0.5pp $203	base $114	+0.5pp $23	+1.0pp $-69

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Valley Springs Rd Columbia, SC	4.0	3.0	2765	$2,900	$1.05	13d	1	0.40mi
525 Meadowbrook Dr Columbia, SC	4.0	3.0	2958	$3,095	$1.05	5d	1	1.05mi
405 Park Lake Cir Columbia, SC	4.0	3.5	4450	$4,000	$0.90	4d	1	1.11mi

HOA detail

• Monthly dues: $96 · $1,152/yr
• Likely covers: security

Listing history 23 events

1. 2026-06-22
   days on market $350,000 Active 265 DOM
2. 2026-06-18
   days on market $350,000 Active 262 DOM
3. 2026-06-17
   days on market $350,000 Active 261 DOM
4. 2026-06-16
   days on market $350,000 Active 260 DOM
5. 2026-06-15
   days on market $350,000 Active 259 DOM
6. 2026-06-14
   days on market $350,000 Active 257 DOM
7. 2026-06-13
   days on market $350,000 Active 256 DOM
8. 2026-06-10
   days on market $350,000 Active 254 DOM
9. 2026-06-09
   days on market $350,000 Active 253 DOM
10. 2026-06-08
    days on market $350,000 Active 252 DOM
11. 2026-06-07
    days on market $350,000 Active 251 DOM
12. 2026-06-05
    days on market $350,000 Active 248 DOM
13. 2026-06-03
    days on market $350,000 Active 247 DOM
14. 2026-06-03
    days on market $350,000 Active 246 DOM
15. 2026-06-01
    days on market $350,000 Active 245 DOM
16. 2026-05-31
    days on market $350,000 Active 244 DOM
17. 2026-05-22
    price $350,000
18. 2026-05-08
    price $380,000
19. 2025-12-12
    price $395,000
20. 2025-09-25
    listed $409,900 Active
21. 2013-02-06
    soldstatus $200,000
22. 1986-09-01
    soldstatus $138,000
23. 1981-11-01
    soldstatus $123,500

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $1,995 · $166/mo
• Expected delta: +$1,276/yr (+$106/mo · 177.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $34,195
• − Mortgage interest: −$19,605
• − Property taxes: −$719
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − HOA: −$1,152
• − Depreciation: −$10,182
• Taxable loss: −$4,685
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $2,492/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): 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

+183.4% since first listed

7 events — show timeline

• 2026-05-22 Price Changed $350,000 Consolidated MLS
• 2026-05-08 Price Changed $380,000 Consolidated MLS
• 2025-12-12 Price Changed $395,000 Consolidated MLS
• 2025-09-25 Listed $409,900 Consolidated MLS
• 2013-02-06 Sold (Public Records) $200,000 Public Records
• 1986-09-01 Sold (Public Records) $138,000 Public Records
• 1981-11-01 Sold (Public Records) $123,500 Public Records

Property tax history

-9.3%/yr

Latest (2025): $719 · +3.6% YoY. Source: county tax records.