500 S Summers Way · Hopkins, SC 29061

$224,900

4 bd · 3.0 ba · 1,824 sqft · SingleFamily public records · 16 Days on market

Built 2006 0.25 ac lot Est $270k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• 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

Well-maintained 4-bedroom, 2.5-bath home conveniently located near shopping, Fort Jackson, McEntire, and Shaw Air Force Base. This spacious home features a large family room with a fireplace and built-in entertainment center, formal living and dining rooms, and an eat-in kitchen with natural wood cabinets, pantry, and all appliances included. The primary suite offers walk-in closets, a garden tub, and separate shower. Additional features include a 2-car brick-front garage, alarm system, corner lot, and a large backyard perfect for entertaining and family gatherings. Move-in ready and waiting for its new owner! Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who m

Key facts

• Large family room
• Walk-in closets
• Eat-in kitchen

Tags

• LARGE FAMILY ROOM
• BUILT-IN ENTERTAINMENT CENTER
• FORMAL LIVING AND DINING ROOMS
• EAT-IN KITCHEN
• NATURAL WOOD CABINETS
• WALK-IN CLOSETS

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior; Paved road access; Quarter-acre lot

Interior

• Bedrooms: Master bedroom located on the second level
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full secondary bathrooms
• Interior features: One fireplace; Heat pump on first level; Heat pump on second level; Central heating

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $47 ($566/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 $210k (6.5% below list).
• Recommended offer: $210k (6.5% below list) — sets the bar for 1% rule.

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); Southeast Middle (math 7% / reading 19%, grade F, #210 of 229 statewide, top 93%, 493 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: 335 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 42% 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 $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.
• Current owner paid $118k; list at $225k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,234 (6.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.93% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $269,952
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 Farnsworth Dr	0.17mi	3/2.0 (-1)	1,674 (-8%)	1mo	$247,000	$148	68
229 Keystone Dr	0.26mi	3/3.0 (-1)	1,988 (+9%)	3mo	$250,000	$126	65
534 S Maney Ct	0.17mi	3/1.5 (-1)	1,606 (-12%)	6mo	$203,010	$126	56
1062 Crescent Moon Loop	0.57mi	3/2.5 (-1)	1,557 (-15%)	12mo	$252,000	$162	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-33,372
• Equity at exit: $33,533

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-24,915
• Equity at exit: $19,445

Cash invested: $62,972 (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: 335
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,102 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$341 /mo · $4,087/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $47

Break-even live

Break-even rent $2,043

Max offer price $224,900

Occupancy floor 93%

Sensitivity live

Price	-10% $174	-5% $111	+0% $47	+5% $-16	+10% $-80
Rent	-10% $-119	-5% $-36	+0% $47	+5% $130	+10% $213
Rate	-1.0pp $160	-0.5pp $104	base $47	+0.5pp $-11	+1.0pp $-70

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	16d	1	0.12mi
345 Bevington Brook Ln Hopkins, SC	3.0	2.0	1475	$2,195	$1.49	25d	1	0.28mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	16d	1	0.54mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	25d	1	1.21mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	25d	1	1.24mi
352 Sandbach Rd Columbia, SC	4.0	2.5	1976	$2,300	$1.16	16d	1	1.29mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	16d	1	1.31mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	16d	1	1.34mi
2705 Prince Charles Ct Columbia, SC	4.0	2.0	1466	$1,906	$1.30	25d	1	1.43mi
2769 Prince Charles Ct Columbia, SC	3.0	2.5	1617	$1,850	$1.14	13d	1	1.44mi

Listing history 11 events

1. 2026-06-21
   days on market $224,900 Active 16 DOM
2. 2026-06-18
   days on market $224,900 Active 13 DOM
3. 2026-06-17
   days on market $224,900 Active 12 DOM
4. 2026-06-16
   days on market $224,900 Active 11 DOM
5. 2026-06-15
   days on market $224,900 Active 10 DOM
6. 2026-06-14
   days on market $224,900 Active 8 DOM
7. 2026-06-10
   days on market $224,900 Active 5 DOM
8. 2026-06-09
   days on market $224,900 Active 4 DOM
9. 2026-06-08
   days on market $224,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $224,900 Active 2 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: $4,087 · $341/mo
• Projected year-2 tax: $4,087 · $341/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $25,228
• − Mortgage interest: −$12,598
• − Property taxes: −$4,087
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$6,543
• Taxable loss: −$3,160
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $1,324/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

+90.6% since first listed

4 events — show timeline

• 2026-06-05 Listed $224,900 Consolidated MLS
• 2014-12-19 Sold (Public Records) $118,000 Public Records
• 2014-12-16 Sold (MLS) $118,000 Charleston Trident MLS
• 2014-12-06 Listed $118,000 Charleston Trident MLS

Property tax history

+12.7%/yr

Latest (2025): $4,087 · +2.5% YoY. Source: county tax records.