822 Soaring Free Ln #42 · Hopkins, SC 29061

$207,790

3 bd · 2.5 ba · 1,454 sqft · Townhouse · 14 Days on market

Built 2026 Good condition

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready! The Walnut is a smart, comfortable home that offers an open main living space downstairs with all bedrooms tucked upstairs for added privacy. This floor plan offers 3 bedrooms, 2.5 bathrooms, and 1,454 square feet of intentional living space, along with a one-car garage. Step inside through the front porch and foyer where you're welcomed into the family room, kitchen, and dining area. The kitchen features a center island and pantry storage, making it easy to cook, serve, and stay connected with those around you. A powder room on the main level adds extra convenience for guests. Just off the dining area, the patio gives you an outdoor spot that's ready for grilling, relaxing, or enjoying fresh air at the end of the day. Upstairs, the primary bedroom is tucked at the front of the home for privacy and features its own private bathroom and a walk-in closet. Two additional bedrooms are located near the back of the home and share a full bathroom, offering flexibility for guests, kids, or a home office. A centrally located laundry area keeps everything practical and easy. With an open first floor and a practical upstairs layout, the Walnut is a home that feels comfortable, connected, and easy to enjoy!

Key facts

• Pantry storage
• Outdoor spot
• Powder room

Tags

• OPEN MAIN LIVING SPACE
• CENTER ISLAND
• PANTRY STORAGE
• POWDER ROOM
• OUTDOOR SPOT
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $208k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).

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+, schools F, amenities 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.
• Market conditions: 328 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 43% 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 $6k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $207,790

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. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.1

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-17,419
• Equity at exit: $30,982

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $5,849
• Equity at exit: $17,966

Cash invested: $58,181 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$1,090
• Tax est. 1.5%: −$260 /mo · $3,117/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $255

Break-even live

Break-even rent $1,818

Max offer price $207,790

Occupancy floor 83%

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: $51,948
• Closing costs: $6,234
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Bevington Brook Ln Hopkins, SC	3.0	2.0	1475	$2,195	$1.49	23d	1	0.23mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	14d	1	0.49mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	14d	1	0.84mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	23d	1	1.33mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	23d	1	1.39mi

Listing history 11 events

1. 2026-06-18
   days on market $207,790 Active 14 DOM
2. 2026-06-17
   days on market $207,790 Active 13 DOM
3. 2026-06-16
   days on market $207,790 Active 12 DOM
4. 2026-06-15
   days on market $207,790 Active 11 DOM
5. 2026-06-14
   days on market $207,790 Active 9 DOM
6. 2026-06-09
   days on market $207,790 Active 8 DOM
7. 2026-06-08
   days on market $207,790 Active 7 DOM
8. 2026-06-07
   days on market $207,790 Active 6 DOM
9. 2026-06-03
   days on market $207,790 Active 2 DOM
10. 2026-06-01
    remarks 699-char remark

    Show marketing remark (1229 chars)

    Move-In Ready! The Walnut is a smart, comfortable home that offers an open main living space downstairs with all bedrooms tucked upstairs for added privacy. This floor plan offers 3 bedrooms, 2.5 bathrooms, and 1,454 square feet of intentional living space, along with a one-car garage. Step inside through the front porch and foyer where you're welcomed into the family room, kitchen, and dining area. The kitchen features a center island and pantry storage, making it easy to cook, serve, and stay connected with those around you. A powder room on the main level adds extra convenience for guests. Just off the dining area, the patio gives you an outdoor spot that's ready for grilling, relaxing, or enjoying fresh air at the end of the day. Upstairs, the primary bedroom is tucked at the front of the home for privacy and features its own private bathroom and a walk-in closet. Two additional bedrooms are located near the back of the home and share a full bathroom, offering flexibility for guests, kids, or a home office. A centrally located laundry area keeps everything practical and easy. With an open first floor and a practical upstairs layout, the Walnut is a home that feels comfortable, connected, and easy to enjoy!

11. 2026-06-01
    listed $207,790 Active 1 DOM

    Show marketing remark (1229 chars)

    Move-In Ready! The Walnut is a smart, comfortable home that offers an open main living space downstairs with all bedrooms tucked upstairs for added privacy. This floor plan offers 3 bedrooms, 2.5 bathrooms, and 1,454 square feet of intentional living space, along with a one-car garage. Step inside through the front porch and foyer where you're welcomed into the family room, kitchen, and dining area. The kitchen features a center island and pantry storage, making it easy to cook, serve, and stay connected with those around you. A powder room on the main level adds extra convenience for guests. Just off the dining area, the patio gives you an outdoor spot that's ready for grilling, relaxing, or enjoying fresh air at the end of the day. Upstairs, the primary bedroom is tucked at the front of the home for privacy and features its own private bathroom and a walk-in closet. Two additional bedrooms are located near the back of the home and share a full bathroom, offering flexibility for guests, kids, or a home office. A centrally located laundry area keeps everything practical and easy. With an open first floor and a practical upstairs layout, the Walnut is a home that feels comfortable, connected, and easy to enjoy!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,681
• − Mortgage interest: −$11,639
• − Property taxes: −$3,117
• − Insurance: −$1,039
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$6,045
• Taxable loss: −$268
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $3,120/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in ready multi-family home offers a good condition with modern amenities and a clean, well-maintained appearance. Potential buyers and renters can appreciate the home's good condition and the opportunity to add value through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-01 Listed $207,790 Zillow