7602 Hunt Club Rd Unit C-102 · Woodfield, SC 29223-2442

$115,000

2 bd · 3.0 ba · 824 sqft · Condo public records · 108 Days on market

Built 1973 $236/mo HOA · 19% 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 +17.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your new home, nestled near all amenities! This townhouse has been recently renovated with new flooring, updated plumbing and electrical system, new cabinets and counter top in the kitchen, and offers an eclectic blend of comfort and convenience. The HOA covers essential amenities and fees including landscaping, swimming pool, playground, tennis court, sewer, water, and trash. Ample cabinet space in kitchen, laundry closet downstairs, cozy living room that leads out to a specious sun room and patio outside. Bedrooms are upstairs, along with two full baths. Stair Climber lift is the best and most useful feature for Seniors and Handicapped. Both bedrooms are located upstairs, offer

Key facts

• New cabinets
• New counter top
• Ample cabinet space

Tags

• RECENTLY RENOVATED
• UPDATED PLUMBING
• UPDATED ELECTRICAL SYSTEM
• NEW CABINETS
• NEW COUNTER TOP
• AMPLE CABINET SPACE

Property features AI

Finance

• Other: Cable TV availability; Community pool; Tennis courts
• HOA & community: Has association; Association maintains common areas, pool, roads, street lights, trash, water, green areas, pest control, tennis courts; Association fee includes security

Exterior

• Parking: 2 parking spaces
• Security: Community security (association-provided)
• Utilities: Public water; Public sewer
• Home design: Two-story property; Elevator access
• Construction: Slab foundation
• Exterior features: Partial above-foundation brick exterior; Rear chain-link fence (rear only); Paved road

Interior

• Kitchen: Galley kitchen; Stained wood cabinets; Laminate counter tops
• Bedrooms: Master bedroom with his-and-hers closet, private bath and ceiling fan (Second level); Second bedroom with shared tub/shower (Second level)
• Flooring: Carpet in bedrooms and living room; Laminate in formal dining room and kitchen
• Bathrooms: Two full bathrooms; One half bathroom; One partial bathroom
• Heating & cooling: Central air conditioning; Central electric heat
• Interior features: Dishwasher; Refrigerator; Florida room; Central cooling; Central electric heating; Storm doors
• Laundry & utility: Laundry in closet (Main level)

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#165 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D-, amenities F.
• Richland 02 (suburban): math 35% / reading 47% proficiency, ranked #29 of 80 in SC (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jackson Creek Elementary (math 26% / reading 24%, grade F, #447 of 597 statewide, top 76%, 545 students, 100% FRL) — zoned schools average 100% FRL vs 38% district-wide (62 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 41% district-wide (-16 pts) — the specific schools serving this property underperform the Richland 02 average; the district grade overstates school quality for this exact location.
• Market conditions: 3 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
9. 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.
10. 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.
11. 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: 1.10% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 7.6

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: 10.6%
• Equity multiple: 1.61×
• Total profit: $19,516
• Equity at exit: $51,709

10-year hold

• IRR: 12.9%
• Equity multiple: 2.92×
• Total profit: $61,803
• Equity at exit: $79,690

Cash invested: $32,200 (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 29223-2442

• Active inventory: 3
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$603
• Tax from tax record: −$21 /mo · $251/yr
• Insurance: −$48
• HOA: −$236
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $88

Break-even live

Break-even rent $1,149

Max offer price $115,000

Occupancy floor 88%

Sensitivity live

Price	-10% $153	-5% $120	+0% $88	+5% $55	+10% $-115
Rent	-10% $-12	-5% $38	+0% $88	+5% $137	+10% $187
Rate	-1.0pp $145	-0.5pp $117	base $88	+0.5pp $58	+1.0pp $27

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7602 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.5	950	$1,295	$1.36	24d	2	0.07mi
7502 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	875	$1,292	$1.48	24d	1	0.17mi
7502 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.0	825	$1,305	$1.58	4d	22	0.17mi
300 Meredith Sq Columbia, SC	2.0–3.0	2.0–2.5	1258	$1,299	$1.03	24d	1	0.22mi
7501 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.5	1097	$1,074	$0.98	24d	1	0.31mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,040	$0.96	24d	1	0.38mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	4d	1	0.62mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	24d	1	0.62mi
7006 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.0	1090	$1,122	$1.03	12d	7	0.62mi
8720 Windsor Lake Blvd Columbia, SC	1.0–3.0	1.0–2.0	967	$1,182	$1.22	24d	15	0.63mi
2919 Chatsworth Rd Columbia, SC	2.0	1.0	975	$1,300	$1.33	24d	1	0.69mi
2920 Chatsworth Rd Apt C Columbia, SC	2.0	2.0	980	$1,100	$1.12	24d	1	0.72mi
2920 Chatsworth Rd Unit A Columbia, SC	2.0	2.0	980	$1,100	$1.12	4d	1	0.72mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,598	$1.44	4d	27	0.86mi
1000 Windsor Shores Dr Columbia, SC	1.0–3.0	1.0–2.0	1011	$1,390	$1.37	24d	1	0.96mi
1930 Greenoaks Rd Unit A Columbia, SC	2.0	1.5	900	$1,175	$1.31	12d	1	0.97mi
1633 Overhill Rd Columbia, SC	3.0	1.5	1052	$1,661	$1.58	24d	1	1.05mi
6837 N Trenholm Rd Columbia, SC	1.0–3.0	1.0–2.0	1105	$1,662	$1.50	4d	30	1.10mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	12d	1	1.28mi
1682 Horseshoe Dr Unit D Columbia, SC	2.0	2.0	1000	$895	$0.90	15d	1	1.37mi
1728 Springwoods Lake Dr Columbia, SC	2.0	1.5	1025	$1,200	$1.17	4d	1	1.45mi

HOA detail condo

• Monthly dues: $236 · $2,832/yr
• Likely covers: watersewertrashelectriclandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $115,000 Active 108 DOM
2. 2026-06-17
   days on market $115,000 Active 107 DOM
3. 2026-06-16
   days on market $115,000 Active 106 DOM
4. 2026-06-15
   days on market $115,000 Active 105 DOM
5. 2026-06-14
   days on market $115,000 Active 103 DOM
6. 2026-06-13
   days on market $115,000 Active 102 DOM
7. 2026-06-10
   days on market $115,000 Active 100 DOM
8. 2026-06-09
   days on market $115,000 Active 99 DOM
9. 2026-06-08
   days on market $115,000 Active 98 DOM
10. 2026-06-07
    days on market $115,000 Active 97 DOM
11. 2026-06-05
    days on market $115,000 Active 94 DOM
12. 2026-06-03
    days on market $115,000 Active 93 DOM
13. 2026-06-03
    days on market $115,000 Active 92 DOM
14. 2026-06-01
    days on market $115,000 Active 91 DOM
15. 2026-05-31
    days on market $115,000 Active 90 DOM
16. 2026-05-20
    price $115,000
17. 2026-03-02
    listed $120,000 Active
18. 1996-09-30
    soldstatus $59,900
19. 1994-03-07
    soldstatus $57,000
20. 1989-03-01
    soldstatus $59,200

ⓘ 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: $251 · $21/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$404/yr (+$34/mo · 161.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,120
• − Mortgage interest: −$6,442
• − Property taxes: −$251
• − Insurance: −$575
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − HOA: −$2,832
• − Depreciation: −$3,345
• Taxable loss: −$744
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $1,229/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 02
• NCES district ID: 4503390
• Math proficiency: 35% ▼ -15.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $59,684
• Composite: 36.2/100
• National rank: #4730
• State rank: #29 of 80 in SC

Livability — Woodfield

• Score: 63/100
• State rank: #165
• US rank: #15019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodfield, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+94.3% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $115,000 Consolidated MLS
• 2026-03-02 Listed $120,000 Consolidated MLS
• 1996-09-30 Sold (Public Records) $59,900 Public Records
• 1994-03-07 Sold (Public Records) $57,000 Public Records
• 1989-03-01 Sold (Public Records) $59,200 Public Records

Property tax history

+9.8%/yr

Latest (2025): $251 · +206.1% YoY. Source: county tax records.