104 Field Mount Rd · Hopkins, SC 29061

$170,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 37 Days on market

Built 1970 0.70 ac lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 104 Field Mount Rd. It's affordable, all-brick, and ready for you to call it home. Located in the established Horrell Heights community of Hopkins, this 3-bedroom traditional ranch offers the kind of low-maintenance, durable construction that simply doesn't exist at this price point anymore, all four exterior walls clad in full brick above the foundation. Architectural shingle roof installed in 2024. The living room is a natural gathering space to cozy up with your wine and the newest "A Court of Thorns and Roses, " with crown molding, laminate flooring, and a ceiling fan to keep things comfortable year-round. It's the kind of room that feels ready to be lived-in and we

Key facts

• 0.7 acre lot
• All brick
• Storage shed

Tags

• ALL BRICK
• ARCHITECTURAL SHINGLE ROOF
• COVERED BACK PORCH
• CHAIN LINK FENCED YARD
• STORAGE SHED
• 0.7 ACRE LOT

Property features AI

Exterior

• Parking: 3 parking spaces
• Utilities: Private well water; Septic sewer
• Home design: Single-story residence; House faces northeast
• Construction: Brick finish on all sides above foundation; Crawlspace foundation
• Exterior features: Rear chain-link fence; Shed on property; Uncovered front porch; Covered back porch; Paved road access

Interior

• Kitchen: Formica countertops; Laminate flooring; Painted cabinets; Ceiling fan; Dishwasher; Freezer; Refrigerator; Free-standing range
• Bedrooms: Master bedroom on main level with private closet; tub/shower; laminate and tile floors; shared bathroom access; Second bedroom on main level with private closet, ceiling fan, laminate floors; shared bath; Third bedroom on main level with private closet, ceiling fan, laminate floors; shared bath
• Flooring: Laminate flooring in main living areas and bedrooms; Tile flooring in master bedroom area
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic storage with attic access; Ceiling fans throughout; One wood-burning fireplace (living room) with molding
• Laundry & utility: Washer/dryer area in a closet on the main level (heated space off the kitchen); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#238 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+, housing B; Watch: employment D+, amenities F, commute F.
• 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: Horrell Hill Elementary (math 17% / reading 17%, grade F, #515 of 597 statewide, top 89%, 562 students, 100% FRL); Lower Richland High (math 5% / reading 64%, grade F, #185 of 196 statewide, top 94%, 1,244 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: 328 active listings in the ZIP; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 38% of the median local income ($60k/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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.4

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-135
• Equity at exit: $25,348

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $35,098
• Equity at exit: $14,698

Cash invested: $47,600 (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 29061

• Home prices YoY: -22.8%
• Active inventory: 328
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $431

Break-even live

Break-even rent $1,366

Max offer price $170,000

Occupancy floor 72%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-18
   status Pending
2. 2026-04-27
   price $170,000
3. 2026-04-27
   status Active
4. 2026-04-23
   status Pending
5. 2026-04-07
   listed $175,000 Active
6. 2023-07-24
   soldstatus $152,000
7. 2023-06-27
   status Pending
8. 2023-06-12
   historical Active - Contingent
9. 2023-06-08
   listed $140,000 Active
10. 2021-09-16
    soldstatus $107,000
11. 2021-07-21
    historical
12. 2021-07-13
    price $110,000
13. 2021-07-13
    status Active
14. 2021-04-30
    historical
15. 2021-04-26
    status Active
16. 2021-03-16
    historical
17. 2021-03-13
    listed $104,200 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: $1,401 · $117/mo
• Projected year-2 tax: $1,401 · $117/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 3/10 Moderate FEMA zone X · 15% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $22,936
• − Mortgage interest: −$9,523
• − Property taxes: −$1,401
• − Insurance: −$850
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$4,945
• Taxable income: $2,547
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $4,559/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 — Hopkins

• Score: 59/100
• State rank: #238
• US rank: #19825

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D+ Housing B Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland County · 389,530 people
• City population: 12,538
• Metro: Columbia, SC
• Population (ZIP): 12,538
• Household income: $60,307
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 236.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 23% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -57.44%
• Current HPI: 194.8986
• Rent YoY: —
• 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

+63.1% since first listed

17 events — show timeline

• 2026-05-18 Pending — Consolidated MLS
• 2026-04-27 Price Changed $170,000 Consolidated MLS
• 2026-04-27 Relisted — Consolidated MLS
• 2026-04-23 Pending — Consolidated MLS
• 2026-04-07 Listed $175,000 Consolidated MLS
• 2023-07-24 Sold (Public Records) $152,000 Public Records
• 2023-06-27 Pending — Consolidated MLS
• 2023-06-12 Contingent — Consolidated MLS
• 2023-06-08 Listed $140,000 Consolidated MLS
• 2021-09-16 Sold (Public Records) $107,000 Public Records
• 2021-07-21 Delisted — Consolidated MLS
• 2021-07-13 Price Changed $110,000 Consolidated MLS
• 2021-07-13 Relisted — Consolidated MLS
• 2021-04-30 Delisted — Consolidated MLS
• 2021-04-26 Relisted — Consolidated MLS
• 2021-03-16 Delisted — Consolidated MLS
• 2021-03-13 Listed $104,200 Consolidated MLS

Property tax history

+7.7%/yr

Latest (2025): $1,401 · +4.2% YoY. Source: county tax records.