1001 Hulon Ln · West Columbia, SC 29169

$172,500

3 bd · 2.0 ba · 1,250 sqft · Townhouse public records · 23 Days on market

Built 1986 3,920 sqft lot $83/mo HOA · 4% 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This all-brick, easy to maintain townhome/duplex has all the charm for a move-in ready home. Located in West Columbia’s sought after Lexington Commons community, you are located in the shadow of Lexington Medical Center, having the convenience of the interstate, while being only 15 minutes to downtown Lexington and downtown Columbia. The front of the house has an extended driveway with parking, welcoming front porch, and classic architecture. Upon entering you will see great modern touches throughout. The Great Room provides a fireplace, fresh paint, Luxury vinyl floors, and great natural light. The Eat-in Kitchen has painted cabinets, updated appliances and lighting, and plenty of sp

Key facts

• Extended driveway
• Private wooded area
• Access to playground

Tags

• EXTENDED DRIVEWAY
• WELCOMING FRONT PORCH
• FULLY FENCED BACKYARD
• PRIVATE WOODED AREA
• ACCESS TO PLAYGROUND
• ACCESS TO BACK PATIO

Property features AI

Finance

• Other: Paved road access
• HOA & community: Community association with amenities including clubhouse, pool, playground, landscaping and front yard maintenance, green areas, and common area maintenance

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story brick exterior above foundation
• Construction: Slab foundation
• Exterior features: Covered front porch; Uncovered back porch; Patio; Full gutters; Privacy wood fence in rear

Interior

• Kitchen: Eat-in kitchen with painted cabinets; Microwave (above stove); Free-standing smooth-surface range (self-cleaning)
• Bedrooms: Master bedroom on second floor with separate shower, walk-in closet, ceiling fan, and private closet; Second bedroom on main floor with separate shower, shared bath, ceiling fan, and private closet; Third bedroom on second floor with separate shower, shared bath, ceiling fan, and private closet
• Flooring: Luxury vinyl plank flooring in formal dining, great room, and kitchen
• Bathrooms: Two full baths plus one main full bath
• Heating & cooling: Central heating; Central cooling
• Interior features: Fireplace (wood burning); Molding; Built-in painted cabinets
• Laundry & utility: Laundry in closet on main level (electric hookup, located in kitchen area); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $172k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $170k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#168 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D, crime F.
• Lexington 02 (suburban): math 30% / reading 38% proficiency, ranked #45 of 80 in SC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.5%/yr); 127 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,712 units permitted in Lexington County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($57k/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.
• Lexington County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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: major wind risk, 65% 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 $169,912 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.16% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.48% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,449
• Equity at exit: $25,720

10-year hold

• IRR: 11.9%
• Equity multiple: 1.96×
• Total profit: $46,156
• Equity at exit: $14,915

Cash invested: $48,300 (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 29169

• Home prices YoY: -15.8%
• Rents YoY: 3.5%
• Active inventory: 127
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$905
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$72
• HOA: −$83
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $478

Break-even live

Break-even rent $1,401

Max offer price $172,500

Occupancy floor 71%

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2720 Sunset Blvd West Columbia, SC	1.0–3.0	1.0–2.0	1187	$2,540	$2.14	19d	35	0.47mi
133 Brewers Oak Ln West Columbia, SC	3.0	2.5	1600	$2,049	$1.28	2d	1	1.21mi
3220 Woodsen Cir West Columbia, SC	3.0	2.0	1475	$1,800	$1.22	23d	1	1.36mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1000	$1,072	$1.07	23d	3	1.41mi
1208 Bush River Rd Columbia, SC	2.0	1.0–2.0	1050	$1,050	$1.00	14d	4	1.41mi
308 Chisolm Ct Lexington, SC	3.0	2.0	1305	$1,800	$1.38	23d	1	1.48mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 18 events

1. 2026-06-07
   statusdays on market $172,500 Pending 23 DOM
2. 2026-06-05
   days on market $172,500 Active - Contingent 20 DOM
3. 2026-06-03
   days on market $172,500 Active - Contingent 19 DOM
4. 2026-06-03
   days on market $172,500 Active - Contingent 18 DOM
5. 2026-06-02
   days on market $172,500 Active - Contingent 17 DOM
6. 2026-05-31
   days on market $172,500 Active - Contingent 16 DOM
7. 2026-05-23
   historical Active - Contingent
8. 2026-05-15
   listed $172,500 Active
9. 2025-04-30
   historical $1,650
10. 2025-04-25
    listed $1,650
11. 2024-04-08
    soldstatus $154,500
12. 2024-03-13
    status Pending
13. 2024-03-11
    listed $151,500 Active
14. 2019-06-07
    historical
15. 2019-06-01
    listed $100,000 Active
16. 2007-08-21
    soldstatus $103,500
17. 2003-09-08
    soldstatus $89,000
18. 1996-11-01
    soldstatus $69,890

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $983 · $82/mo
• Expected delta: +$417/yr (+$35/mo · 73.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $24,073
• − Mortgage interest: −$9,663
• − Property taxes: −$566
• − Insurance: −$862
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$996
• − Depreciation: −$5,018
• Taxable income: $3,115
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $4,990/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: Lexington 02
• NCES district ID: 4502730
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $42,532
• Composite: 28.78/100
• National rank: #6669
• State rank: #45 of 80 in SC

Livability — West Columbia

• Score: 63/100
• State rank: #168
• US rank: #15166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lexington County · 232,571 people
• City population: 21,647
• Metro: Columbia, SC
• Population (ZIP): 21,647
• Household income: $57,122
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1172.0

Population outlook (Lexington County) Hauer SSP2

• Today (2025): 322,999 people
• By 2030: 342,356 · +6.0%
• By 2040: 377,715 · +16.9%
• By 2050: 406,984 · +26.0%
• By 2075: 465,447 · +44.1%
• By 2100: 485,674 · +50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 16% Two or more races 11% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Lexington

• 2024 margin: Solid R (+33.5) · D 32.5% · R 66.0% · Other 1.4%
• 2008→2024 swing: +4.6pp toward D · 2008: -38.0pp · 2024: -33.5pp
• All cycles: 2024: R+33.5 2020: R+30.1 2016: R+36.7 2012: R+37.8 2008: R+38.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.87%
• Current HPI: 287.4791
• Rent YoY: ▲ 3.48%
• 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

+146.8% since first listed

12 events — show timeline

• 2026-05-23 Contingent — Consolidated MLS
• 2026-05-15 Listed $172,500 Consolidated MLS
• 2025-04-30 Rental Removed $1,650 RENTALBEAST
• 2025-04-25 Listed for Rent $1,650 RENTALBEAST
• 2024-04-08 Sold (Public Records) $154,500 Public Records
• 2024-03-13 Pending — Consolidated MLS
• 2024-03-11 Listed $151,500 Consolidated MLS
• 2019-06-07 Delisted — Consolidated MLS
• 2019-06-01 Listed $100,000 Consolidated MLS
• 2007-08-21 Sold (Public Records) $103,500 Public Records
• 2003-09-08 Sold (Public Records) $89,000 Public Records
• 1996-11-01 Sold (Public Records) $69,890 Public Records

Property tax history

-7.3%/yr

Latest (2024): $566 · +3.3% YoY. Source: county tax records.