516 S Summers Way · Hopkins, SC 29061

$215,000

3 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 31 Days on market

Built 2006 Est $233k · 8% under $10/mo HOA

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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 +20.6/30.0
• ARV discount +11.1/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3 bed/2 bath property featuring a covered front porch and a flowing layout designed for comfortable living. The spacious living room opens into a large eat-in kitchen with a bar for seating and abundant counter and cabinet space—perfect for everyday meals or entertaining. The owner’s suite includes a walk-in closet and a full private bath, while each additional bedroom offers ample closet space and access to a lovely shared full bath. Step outside to enjoy the patio overlooking the large, fully fenced backyard—ideal for relaxing, entertaining, or play. This home combines comfort, functionality, and inviting outdoor space for a wonderful living

Key facts

• 2 garage spots
• Built 2006
• Listed 31 days

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Covered front porch; Patio; Rear wood fencing

Interior

• Kitchen: Eat-in layout; Formica countertops; Laminate floor; Dishwasher; Disposal; Microwave above stove; Smooth surface range
• Bedrooms: Master bedroom on main level with his-and-hers closets, walk-in closet, private closet, tub/shower and separate water closet; Second bedroom on main level with private closet and shared bath; Third bedroom on main level with private closet and shared bath
• Flooring: Laminate flooring in living room and kitchen; Carpet in at least one bedroom
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Heat pump serving first level
• Interior features: Ceiling fans in living areas and master bedroom; Eat-in kitchen; Formica countertops; Laminate flooring in kitchen and living room; Carpet in bedroom 2; Electric water heater; Smooth surface range
• Laundry & utility: Laundry on main level in heated space; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (4.9% below list).
• Recommended offer: $205k (4.9% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 41% 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

• It's been on market 31 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $128k; list at $215k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,507 (4.9% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.95% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $233,446
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 S Maney Ct	0.21mi	3/1.5	1,606 (+4%)	6mo	$203,010	$126	77
925 Farnsworth Dr	0.21mi	3/2.0	1,674 (+8%)	1mo	$247,000	$148	76
1062 Crescent Moon Loop	0.58mi	3/2.5	1,557 (+1%)	12mo	$252,000	$162	59
139 Myers Creek Dr	0.39mi	3/2.5	1,517 (-2%)	21mo	$229,000	$151	59
972 Harvest Valley Ln	0.41mi	3/2.5	1,404 (-9%)	18mo	$228,900	$163	48
236 Hunters Rd	0.64mi	3/2.0	1,349 (-13%)	1mo	$197,000	$146	48

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-16,702
• Equity at exit: $32,057

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $8,630
• Equity at exit: $18,589

Cash invested: $60,200 (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 29061

• Home prices YoY: -22.8%
• Active inventory: 328
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$90
• HOA: −$10
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $286

Break-even live

Break-even rent $1,683

Max offer price $215,000

Occupancy floor 81%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	14d	1	0.13mi
345 Bevington Brook Ln Hopkins, SC	3.0	2.0	1475	$2,195	$1.49	23d	1	0.27mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	14d	1	0.52mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	23d	1	1.28mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	23d	1	1.29mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	23d	1	1.31mi
352 Sandbach Rd Columbia, SC	4.0	2.5	1976	$2,300	$1.16	14d	1	1.37mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	14d	1	1.39mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	14d	1	1.42mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 5 events

1. 2026-05-15
   status Pending
2. 2026-04-30
   historical Active - Contingent
3. 2026-04-14
   listed $215,000 Active
4. 2016-06-02
   soldstatus $128,500
5. 2008-03-31
   soldstatus $133,500

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $1,233 · $103/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $24,541
• − Mortgage interest: −$12,043
• − Property taxes: −$1,233
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − HOA: −$120
• − Depreciation: −$6,255
• Taxable loss: −$112
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $3,456/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 — 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

+61.0% since first listed

5 events — show timeline

• 2026-05-15 Pending — Consolidated MLS
• 2026-04-30 Contingent — Consolidated MLS
• 2026-04-14 Listed $215,000 Consolidated MLS
• 2016-06-02 Sold (Public Records) $128,500 Public Records
• 2008-03-31 Sold (Public Records) $133,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,233 · +4.2% YoY. Source: county tax records.