385 Hickory Hill Dr · St. Andrews, SC 29210-4647

$99,000

3 bd · 2.0 ba · 1,151 sqft · Townhouse public records · 8 Days on market

Built 1974 $200/mo HOA · 15% 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 +23.6/30.0
• 1% rule +8.3/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

385 Hickory Hill is an INVESTOR'S SPECIAL!! This townhome is great way to start or grow your investment portfolio. It is also a perfect opportunity for a first-time homebuyer looking for a home they can personalize with some TLC. The property has a tenant in place until December 2026 and is conveniently located near major highways, Columbia attractions, Columbiana Mall and the shopping and restaurant district in Harbison. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Tenant in place
• Conveniently located
• $200 HOA

Tags

• TENANT IN PLACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Wood exterior finish; Paved road access; Public water

Interior

• Bedrooms: Master bedroom on the second level; Second bedroom on the second level; Third bedroom on the second level
• Bathrooms: One full main bathroom; One additional full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Family room on the main level; Kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Richland 01 (urban): math 26% / reading 36% proficiency, ranked #54 of 80 in SC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pine Grove Elementary (math 24% / reading 15%, grade F, #496 of 597 statewide, top 83%, 541 students, 100% FRL); St. Andrews Middle (math 9% / reading 18%, grade F, #207 of 229 statewide, top 91%, 706 students, 100% FRL); Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• In year one you build about $4k of equity ($684 loan paydown + $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $73k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $99,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 6.3

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: 15.1%
• Equity multiple: 1.86×
• Total profit: $23,960
• Equity at exit: $44,515

10-year hold

• IRR: 16.9%
• Equity multiple: 3.48×
• Total profit: $68,782
• Equity at exit: $68,602

Cash invested: $27,720 (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 29210-4647

• Active inventory: 1
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$519
• Tax from tax record: −$89 /mo · $1,074/yr
• Insurance: −$41
• HOA: −$200
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $187

Break-even live

Break-even rent $1,076

Max offer price $99,000

Occupancy floor 81%

Sensitivity live

Price	-10% $243	-5% $215	+0% $187	+5% $159	+10% $131
Rent	-10% $83	-5% $135	+0% $187	+5% $239	+10% $291
Rate	-1.0pp $237	-0.5pp $212	base $187	+0.5pp $161	+1.0pp $135

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Hickory Hill Dr Unit 405 Columbia, SC	3.0	1.5	1400	$1,400	$1.00	25d	1	0.06mi
265 Timber Ct Columbia, SC	3.0	1.5	1000	$1,495	$1.50	23d	1	0.07mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$1,299	$1.40	25d	1	0.11mi
1008 Creekside Way Unit 1 Columbia, SC	2.0	2.0	1150	$1,295	$1.13	13d	1	0.12mi
1002 Creekside Way Columbia, SC	2.0	2.0	1200	$1,350	$1.12	16d	1	0.13mi
6007 Village Creek Dr Unit 6007 Columbia, SC	2.0	2.0	1300	$1,195	$0.92	25d	1	0.17mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	21d	1	0.25mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	25d	1	0.29mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	4d	1	0.32mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	25d	1	0.32mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	23d	1	0.32mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	25d	5	0.33mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	25d	1	0.37mi
3300 Kay St Columbia, SC	2.0	2.5	1200	$1,350	$1.12	16d	19	0.43mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,335	$1.30	25d	13	0.44mi
240 Jamil Rd Columbia, SC	2.0	1.5	1013	$1,172	$1.16	5d	2	0.46mi
240 Jamil Rd #3 Columbia, SC	2.0	1.5	1027	$1,250	$1.22	25d	1	0.46mi
1211 Metze Rd Unit G3 Columbia, SC	2.0	2.0	826	$1,100	$1.33	23d	1	0.48mi
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	21d	1	0.53mi
601 St Andrews Rd Columbia, SC	1.0–3.0	1.0–2.0	1085	$1,395	$1.29	5d	19	0.56mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	13d	32	0.73mi
169 Brook Pines Dr Columbia, SC	1.0–2.0	1.0	700	$1,185	$1.69	13d	26	0.74mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,225	$1.34	13d	9	0.89mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	13d	1	0.95mi
1335 Cactus Ave Columbia, SC	3.0	2.0	1155	$1,450	$1.26	16d	1	1.04mi
2025 Apple Valley Rd Unit B Columbia, SC	2.0	1.0	842	$925	$1.10	25d	1	1.11mi
1510 Saint Andrews Rd Columbia, SC	3.0	2.0	1196	$1,215	$1.02	16d	36	1.15mi
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	23d	1	1.16mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	21d	1	1.17mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	25d	1	1.18mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,224	$1.93	13d	24	1.23mi
2218 Apple Valley Rd Columbia, SC	3.0	1.0	972	$1,295	$1.33	25d	1	1.26mi
2218 Apple Valley Rd Apt B Columbia, SC	2.0	1.0	900	$995	$1.11	25d	1	1.26mi
2400 Ashland Rd Columbia, SC	1.0–2.0	1.0–2.0	809	$1,456	$1.80	4d	17	1.38mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	25d	1	1.39mi
114 Menlo Dr Unit BG0114 Columbia, SC	3.0	2.0	1300	$1,675	$1.29	21d	1	1.45mi
82 Fox Run Ln Columbia, SC	2.0–3.0	2.0–2.5	1152	$1,599	$1.39	5d	17	1.46mi
724 Old Manor Rd Unit BG0724 Columbia, SC	4.0	2.0	1496	$1,700	$1.14	13d	1	1.47mi
716 Old Manor Rd Unit BG0716 Columbia, SC	4.0	2.0	1496	$1,966	$1.31	25d	1	1.47mi
1725 Kathleen Dr Unit B Columbia, SC	2.0	2.0	1100	$1,275	$1.16	25d	1	1.48mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 7 events

1. 2026-06-21
   days on market $99,000 Active 8 DOM
2. 2026-06-18
   days on market $99,000 Active 5 DOM
3. 2026-06-17
   days on market $99,000 Active 4 DOM
4. 2026-06-16
   days on market $99,000 Active 3 DOM
5. 2026-06-15
   days on market $99,000 Active 2 DOM
6. 2026-06-14
   remarks 529-char remark
7. 2026-06-14
   listed $99,000 Active 1 DOM

ⓘ 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: $1,074 · $89/mo
• Projected year-2 tax: $1,074 · $89/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $15,751
• − Mortgage interest: −$5,546
• − Property taxes: −$1,074
• − Insurance: −$495
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − HOA: −$2,400
• − Depreciation: −$2,880
• Taxable income: $836
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,044/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 01
• NCES district ID: 4503360
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $38,931
• Composite: 25.94/100
• National rank: #7335
• State rank: #54 of 80 in SC

Livability — St. Andrews

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Andrews, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

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

+538.7% since first listed

10 events — show timeline

• 2026-06-13 Listed $99,000 Consolidated MLS
• 2026-04-30 Sold (Public Records) $73,000 Public Records
• 2025-07-15 Sold (Public Records) $65,000 Public Records
• 2025-06-20 Pending — Consolidated MLS
• 2025-06-12 Contingent — Consolidated MLS
• 2025-06-04 Relisted — Consolidated MLS
• 2025-06-01 Pending — Consolidated MLS
• 2025-05-05 Price Changed $75,000 Consolidated MLS
• 2025-04-03 Listed $80,000 Consolidated MLS
• 2016-11-17 Sold (Public Records) $15,500 Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,074 · +2.8% YoY. Source: county tax records.