409 Hickory Hill Dr · St. Andrews, SC 29210

$85,000

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

Built 1974 $200/mo HOA · 15% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Recently renovated and updated 3 bedroom, 1.5 bath townhome in St Andrews Woods. Brand new flooring and fresh paint throughout along with new lighting fixtures & hardware. The eat-in kitchen just updated with new stainless steel appliances, counter tops & cabinets with french doors that lead out to a private enclosed outdoor patio perfect to set up a place to enjoy morning coffee and meals al fresco. Close to Harbison area shopping & other conveniences. Community amenities include pool, tennis courts, playground and exterior improvements being made presently. HOA covers all common areas of the property, external maintenance of townhomes, communitywide sewer service, pool,

Key facts

• Community amenities
• Updated kitchen
• Pool

Tags

• RECENTLY RENOVATED
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE ENCLOSED OUTDOOR PATIO
• COMMUNITY AMENITIES
• POOL

Property features AI

Finance

• Other: Directions available: From I-26 West, take exit 106B for St Andrews Rd E, then take Kay St to Hickory Hill Dr in Saint Andrews Woods Community
• HOA & community: Community association; Association amenities include clubhouse, pool, playground, tennis courts, exterior maintenance, landscaping, and pest control; Association covers sewer

Exterior

• Utilities: Public water service; Sewer: Other (see remarks)
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Hard coat stucco exterior; Paved road access; Public water

Interior

• Kitchen: Refrigerator; Microwave (above stove); Luxury vinyl plank flooring in kitchen
• Bedrooms: Master bedroom on second floor with carpeted floors; Additional bedrooms with carpeted floors
• Flooring: Carpet in bedrooms and living areas; Luxury vinyl plank in kitchen
• Bathrooms: One full bath; One partial/half bath; One secondary full bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: French doors in the living room; Eat-in kitchen with painted cabinets
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads: area grade B — 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); 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: Rents rising fast (+5.0%/yr); 145 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% of the median local income ($51k/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 $588 of loan paydown is wiped out by about $3k 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 + 5.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $85k implies a 70% gain — meaningful room to come down on a strong offer.

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 $85,000

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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.62% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.72%
• DSCR: 1.83
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.54×
• Total profit: $12,792
• Equity at exit: $12,674

10-year hold

• IRR: 23.7%
• Equity multiple: 3.27×
• Total profit: $54,047
• Equity at exit: $7,349

Cash invested: $23,800 (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

• Home prices YoY: -32.2%
• Rents YoY: 5.0%
• Active inventory: 145
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$446
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$35
• HOA: −$200
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $371

Break-even live

Break-even rent $904

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $419	-5% $395	+0% $371	+5% $347	+10% $323
Rent	-10% $263	-5% $317	+0% $371	+5% $426	+10% $480
Rate	-1.0pp $414	-0.5pp $393	base $371	+0.5pp $349	+1.0pp $327

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 36 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	24d	1	0.03mi
265 Timber Ct Columbia, SC	3.0	1.5	1000	$1,495	$1.50	21d	1	0.06mi
800 Beatty Rd Columbia, SC	1.0–3.0	1.0–1.5	930	$1,299	$1.40	24d	1	0.12mi
1008 Creekside Way Unit 1 Columbia, SC	2.0	2.0	1150	$1,295	$1.13	11d	1	0.21mi
1002 Creekside Way Columbia, SC	2.0	2.0	1200	$1,350	$1.12	14d	1	0.22mi
6007 Village Creek Dr Unit 6007 Columbia, SC	2.0	2.0	1300	$1,195	$0.92	24d	1	0.26mi
3609 Juneau Rd Unit A4 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	19d	1	0.32mi
3609 Juneau Rd Unit B28 Columbia, SC	2.0	2.0	1000	$995	$0.99	24d	1	0.35mi
3500 Fernandina Rd Columbia, SC	1.0–2.0	1.0–1.5	1011	$1,350	$1.34	24d	5	0.36mi
3609 Juneau Rd Unit F 74 Columbia, SC	2.0	2.0	1000	$1,145	$1.15	3d	1	0.37mi
3609 Juneau Rd Unit 3609 F-73 Columbia, SC	2.0	2.0	1000	$1,195	$1.20	24d	1	0.37mi
3609 Juneau Rd Unit F73 Columbia, SC	2.0	2.0	1000	$1,255	$1.25	21d	1	0.38mi
3406 Fernandina Rd Columbia, SC	2.0	2.0	1008	$1,245	$1.24	24d	1	0.43mi
240 Jamil Rd Columbia, SC	2.0	1.5	1013	$1,172	$1.16	3d	2	0.44mi
240 Jamil Rd #3 Columbia, SC	2.0	1.5	1027	$1,250	$1.22	24d	1	0.44mi
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	19d	1	0.46mi
3300 Kay St Columbia, SC	2.0	2.5	1200	$1,350	$1.12	14d	19	0.52mi
1212 Metze Rd Columbia, SC	1.0–3.0	1.0–2.0	1026	$1,335	$1.30	24d	13	0.53mi
1211 Metze Rd Unit G3 Columbia, SC	2.0	2.0	826	$1,100	$1.33	21d	1	0.55mi
601 St Andrews Rd Columbia, SC	1.0–3.0	1.0–2.0	1085	$1,395	$1.29	3d	19	0.60mi
169 Brook Pines Dr Columbia, SC	1.0–2.0	1.0	700	$1,185	$1.69	11d	26	0.75mi
1200 Saint Andrews Rd Columbia, SC	1.0–2.0	1.0–2.0	867	$1,360	$1.57	11d	32	0.82mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	11d	1	0.92mi
1335 Cactus Ave Columbia, SC	3.0	2.0	1155	$1,450	$1.26	14d	1	0.96mi
961 Zimalcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	915	$1,225	$1.34	11d	9	0.97mi
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	21d	1	1.09mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	24d	1	1.09mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	19d	1	1.09mi
2025 Apple Valley Rd Unit B Columbia, SC	2.0	1.0	842	$925	$1.10	24d	1	1.16mi
1510 Saint Andrews Rd Columbia, SC	3.0	2.0	1196	$1,215	$1.02	14d	36	1.21mi
716 Zimalcrest Dr Columbia, SC	2.0	1.0–2.0	634	$1,224	$1.93	11d	24	1.31mi
2218 Apple Valley Rd Apt B Columbia, SC	2.0	1.0	900	$995	$1.11	24d	1	1.32mi
2218 Apple Valley Rd Columbia, SC	3.0	1.0	972	$1,295	$1.33	24d	1	1.32mi
2400 Ashland Rd Columbia, SC	1.0–2.0	1.0–2.0	809	$1,456	$1.80	3d	17	1.42mi
82 Fox Run Ln Columbia, SC	2.0–3.0	2.0–2.5	1152	$1,599	$1.39	3d	17	1.45mi
921 Old Manor Rd Unit BG0921 Columbia, SC	2.0	1.0	912	$1,100	$1.21	24d	1	1.48mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: sewerpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-04-10
   status Pending
2. 2026-04-09
   listed $85,000 Active
3. 1998-04-13
   soldstatus $49,900
4. 1993-03-11
   soldstatus $42,900
5. 1984-12-01
   soldstatus $41,402

ⓘ 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: $399 · $33/mo
• Projected year-2 tax: $484 · $40/mo
• Expected delta: +$86/yr (+$7/mo · 21.4%)

ⓘ 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 65% 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: $16,491
• − Mortgage interest: −$4,761
• − Property taxes: −$399
• − Insurance: −$425
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − HOA: −$2,400
• − Depreciation: −$2,473
• Taxable income: $3,395
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $3,641/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
• County: Richland County · 389,530 people
• City population: 40,504
• Metro: Columbia, SC
• Population (ZIP): 39,962
• Household income: $50,871
• Rent vs Own: 63.7% rent · 36.3% own
• Severe rent burden: 2859.0

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 0.58)
• Race & ethnicity: Black 55% White 34% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Arab 2% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% 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: ▼ -107.61%
• Current HPI: 226.2564
• Rent YoY: ▲ 5.00%
• 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

+105.3% since first listed

5 events — show timeline

• 2026-04-10 Pending — Consolidated MLS
• 2026-04-09 Listed $85,000 Consolidated MLS
• 1998-04-13 Sold (Public Records) $49,900 Public Records
• 1993-03-11 Sold (Public Records) $42,900 Public Records
• 1984-12-01 Sold (Public Records) $41,402 Public Records

Property tax history

-2.3%/yr

Latest (2025): $399 · +3.4% YoY. Source: county tax records.