220 Laurinton Farms Dr · Hopkins, SC 29061

$245,932

3 bd · 2.5 ba · 1,617 sqft · SingleFamily · 57 Days on market

Built 2026 Excellent condition 4,356 sqft lot Est $264k · 7% 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).

• Cash flow +12.7/30.0
• ARV discount +10.5/15.0
• Condition / age +4.8/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Dawson is a charming open-concept floor plan that is perfect for entertaining or enjoying cozy family nights at home. The kitchen features modern appliances, ample counter space, and a convenient breakfast bar. The primary suite offers a private retreat, complete with a large walk-in closet and an en-suite bathroom featuring dual vanities and a five-foot walk-in shower. Two additional bedrooms share a full bathroom, and a spacious laundry room completes this thoughtfully designed home. Come experience the charm of Laurinton Farms!

Key facts

• Ample counter space
• Modern appliances
• Large walk-in closet

Tags

• OPEN-CONCEPT FLOOR PLAN
• MODERN APPLIANCES
• AMPLE COUNTER SPACE
• BREAKFAST BAR
• LARGE WALK-IN CLOSET
• EN-SUITE BATHROOM

Property features AI

Finance

• Other: Community pool; Cable TV available; New construction warranty from builder
• HOA & community: Homeowners association present; Association maintains common areas, playground and pool, and street light maintenance

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Two-story property; Slab foundation
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Covered front porch; Uncovered back porch; Patio; Sprinkler system; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Eat-in kitchen with island; Quartz countertops; Recessed lighting; Microwave above stove; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom on second floor with double vanity and separate shower; Second bedroom on second floor with private closet; Third bedroom on second floor with private closet
• Flooring: Luxury vinyl plank on main level (including great room and kitchen)
• Bathrooms: Two full bathrooms; One half bathroom; Additional two full baths noted (see listing details)
• Heating & cooling: Central cooling; Split system with zoned temperature control; Gas heating on first and second levels
• Interior features: Smoke detector; Pull-down attic access; Vaulted ceilings in master bedroom; Closet-private in all bedrooms
• Laundry & utility: Washer/Dryer located on second floor; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $246k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-25 ($-300/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (13.8% below list).
• Recommended offer: $212k (13.8% 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); 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 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 57 days — a 3% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $211,975 (13.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $263,571
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
972 Harvest Valley Ln	0.62mi	3/2.5	1,404 (-13%)	18mo	$228,900	$163	34

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-41,410
• Equity at exit: $36,669

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-37,978
• Equity at exit: $21,264

Cash invested: $68,861 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,120 medium
• Mortgage (P&I): −$1,290
• Tax est. 1.5%: −$307 /mo · $3,689/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-25

Break-even live

Break-even rent $2,151

Max offer price $242,318

Occupancy floor 96%

Sensitivity live

Price	-10% $145	-5% $60	+0% $-25	+5% $-110	+10% $-195
Rent	-10% $-192	-5% $-109	+0% $-25	+5% $59	+10% $142
Rate	-1.0pp $99	-0.5pp $38	base $-25	+0.5pp $-89	+1.0pp $-154

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: $61,483
• Closing costs: $7,378
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	24d	1	1.01mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	14d	1	1.02mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	14d	1	1.07mi

Listing history 17 events

1. 2026-06-18
   days on market $245,932 Active 57 DOM
2. 2026-06-17
   days on market $245,932 Active 56 DOM
3. 2026-06-16
   days on market $245,932 Active 55 DOM
4. 2026-06-15
   days on market $245,932 Active 54 DOM
5. 2026-06-14
   days on market $245,932 Active 52 DOM
6. 2026-06-10
   days on market $245,932 Active 49 DOM
7. 2026-06-09
   days on market $245,932 Active 48 DOM
8. 2026-06-08
   days on market $245,932 Active 47 DOM
9. 2026-06-07
   days on market $245,932 Active 46 DOM
10. 2026-06-03
    days on market $245,932 Active 42 DOM
11. 2026-06-03
    days on market $245,932 Active 41 DOM
12. 2026-06-01
    days on market $245,932 Active 40 DOM
13. 2026-05-31
    days on market $245,932 Active 39 DOM
14. 2026-05-21
    price $245,932
15. 2026-05-20
    price $245,932 540-char remark

    Show marketing remark (540 chars)

    The Dawson is a charming open-concept floor plan that is perfect for entertaining or enjoying cozy family nights at home. The kitchen features modern appliances, ample counter space, and a convenient breakfast bar. The primary suite offers a private retreat, complete with a large walk-in closet and an en-suite bathroom featuring dual vanities and a five-foot walk-in shower. Two additional bedrooms share a full bathroom, and a spacious laundry room completes this thoughtfully designed home. Come experience the charm of Laurinton Farms!

16. 2026-05-18
    listed $245,934 Active 540-char remark

    Show marketing remark (540 chars)

    The Dawson is a charming open-concept floor plan that is perfect for entertaining or enjoying cozy family nights at home. The kitchen features modern appliances, ample counter space, and a convenient breakfast bar. The primary suite offers a private retreat, complete with a large walk-in closet and an en-suite bathroom featuring dual vanities and a five-foot walk-in shower. Two additional bedrooms share a full bathroom, and a spacious laundry room completes this thoughtfully designed home. Come experience the charm of Laurinton Farms!

17. 2026-04-22
    listed $245,934 Active

ⓘ 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: $25,437
• − Mortgage interest: −$13,776
• − Property taxes: −$3,689
• − Insurance: −$1,230
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − Depreciation: −$7,154
• Taxable loss: −$4,482
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $776/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 · 8 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a charming open-concept floor plan and modern updates, making it a great investment for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Replace window treatments — Fresh window treatments improve curb appeal and interior aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace window treatments — Fresh window treatments improve curb appeal and interior aesthetics ↑

ⓘ 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

-0.0% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $245,932 Consolidated MLS
• 2026-05-20 Price Changed $245,932 Zillow
• 2026-05-18 Listed $245,934 Zillow
• 2026-04-22 Listed $245,934 Consolidated MLS