Dillon Plan · Hopkins, SC 29061

$225,790

3 bd · 2.5 ba · 1,640 sqft · SingleFamily · 240 Days on market

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Why this score? — see what drove the F 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 +9.8/30.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Dillon plan is a two-story, three bedroom, two-and-one-half bathroom home. The first floor features an open floor plan with a powder room and a kitchen island overlooking the great room. Upstairs you will find the primary suite with two closets, a spacious walk-in closet, and a linen closet and water closet in the bathroom. Two additional bedrooms, a bathroom, and laundry closet complete the upstairs. Options for this plan include a boxed ceiling in the primary bedroom, pet pad, and bench and cubbies.

Key facts

• Listed 240 days

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $225,790

Exterior

• Home design: Dillon plan (new construction plan); Single-family residence
• Construction: Living area approximately 1,640; Listed as new construction (Plan)
• Exterior features: Located on Laurinton Farms Rd, Hopkins, SC

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Open living area

🏗️ New construction. The $225,790 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $267,320.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (5.9% below list).
• Recommended offer: $199k (12.0% below list) — sets the bar for market timing.

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); Southeast Middle (math 7% / reading 19%, grade F, #210 of 229 statewide, top 93%, 493 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: 335 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $8k 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 240 days — a 12% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,695 (12.0% 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 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $267,320
• 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	0.49mi	3/2.5	1,404 (-14%)	18mo	$228,900	$163	38

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-54,092
• Equity at exit: $39,858

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-60,887
• Equity at exit: $23,113

Cash invested: $74,850 (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: 335
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,124 medium
• Mortgage (P&I): −$1,402
• Tax est. 1.5%: −$334 /mo · $4,010/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-170

Break-even live

Break-even rent $2,338

Max offer price $242,768

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-77	+0% $-170	+5% $-262	+10% $-354
Rent	-10% $-337	-5% $-254	+0% $-170	+5% $-86	+10% $-2
Rate	-1.0pp $-35	-0.5pp $-102	base $-170	+0.5pp $-239	+1.0pp $-309

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: $66,830
• Closing costs: $8,020
• 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	25d	1	0.86mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	16d	1	0.98mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	16d	1	1.13mi

Listing history 14 events

1. 2026-06-21
   days on market $225,790 Active 240 DOM
2. 2026-06-18
   days on market $225,790 Active 237 DOM
3. 2026-06-17
   days on market $225,790 Active 236 DOM
4. 2026-06-16
   days on market $225,790 Active 235 DOM
5. 2026-06-15
   days on market $225,790 Active 234 DOM
6. 2026-06-14
   days on market $225,790 Active 232 DOM
7. 2026-06-10
   days on market $225,790 Active 229 DOM
8. 2026-06-09
   days on market $225,790 Active 228 DOM
9. 2026-06-08
   days on market $225,790 Active 227 DOM
10. 2026-06-07
    days on market $225,790 Active 226 DOM
11. 2026-06-03
    days on market $225,790 Active 222 DOM
12. 2026-06-03
    days on market $225,790 Active 221 DOM
13. 2026-06-01
    days on market $225,790 Active 220 DOM
14. 2026-05-31
    days on market $225,790 Active 219 DOM

ⓘ 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: $25,484
• − Mortgage interest: −$14,974
• − Property taxes: −$4,010
• − Insurance: −$1,337
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$7,777
• Taxable loss: −$6,690
• Est. tax savings @ 24.0%: +$1,606
• After-tax cash flow: $-430/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