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

$100,000

2 bd · 2.5 ba · 1,200 sqft · Condo · 116 Days on market

Built 1973 $319/mo HOA · 25% 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 +13.8/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.2/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy low-maintenance living in this thoughtfully designed two-story condo that blends comfort, function, and a convenient location. The main level features a defined dining area and a welcoming living room with a wood-burning fireplace, creating a warm and functional gathering space. A half bath, utility closet, washer and dryer closet, and additional storage tucked neatly under the stairs add everyday convenience. Just off the living room, a spacious screened back porch provides a peaceful outdoor retreat and backs up to a natural buffer for added privacy. Upstairs, two bedrooms provide flexible living arrangements. The primary bedroom includes a private bathroom and two closets, while th

Key facts

• Screened back porch
• Ceiling fans
• Two story condo

Tags

• TWO STORY CONDO
• WOOD BURNING FIREPLACE
• SCREENED BACK PORCH
• PRIVATE BATHROOM
• GENEROUS HALLWAY LINEN CLOSET
• CEILING FANS

Property features AI

Finance

• Other: Cable TV available
• HOA & community: Association present; Association covers common area maintenance, exterior maintenance, front yard maintenance, sewer, trash and water

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Two-story condominium; House faces south
• Construction: Partial brick and wood fiber/masonite exterior; Slab foundation
• Exterior features: Screened back porch; Paved road access

Interior

• Kitchen: Galley kitchen; Formica countertops; Stained wood cabinets; Engineered hardwood flooring
• Bedrooms: Master bedroom on second floor with his-and-hers closets, private bath, tub/shower, ceiling fan; Second bedroom on second floor with his-and-hers closets, walk-in closet, shared bath, tub/shower, ceiling fan
• Flooring: Engineered hardwood in main living and dining areas; Tile and carpet in bedrooms
• Bathrooms: Two full baths; One half bath; Two additional full secondary baths (as listed)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans throughout; Fireplace (wood burning); Molding; Engineered hardwood flooring in living and dining areas; Tile and carpet flooring in bedrooms
• Laundry & utility: Main-level laundry in closet/utility room within heated space; Washer/dryer hookups present; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $9 ($106/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (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; 27 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).

Forward outlook

• In year one you build about $4k of equity ($691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, 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 116 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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: 1.29% ✓
• Cap rate: 6.40%
• Cash-on-cash: 0.38%
• DSCR: 1.02
• GRM: 6.5

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: 8.0%
• Equity multiple: 1.46×
• Total profit: $12,824
• Equity at exit: $44,964

10-year hold

• IRR: 10.7%
• Equity multiple: 2.61×
• Total profit: $45,176
• Equity at exit: $69,295

Cash invested: $28,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$319
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $9

Break-even live

Break-even rent $1,279

Max offer price $100,000

Occupancy floor 94%

Sensitivity live

Price	-10% $78	-5% $43	+0% $9	+5% $-26	+10% $-60
Rent	-10% $-93	-5% $-42	+0% $9	+5% $60	+10% $111
Rate	-1.0pp $59	-0.5pp $34	base $9	+0.5pp $-17	+1.0pp $-43

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7602 Hunt Club Rd Unit I-104 Columbia, SC	2.0	2.5	1200	$1,295	$1.08	19d	1	0.02mi
7602 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.5	950	$1,295	$1.36	24d	2	0.02mi
300 Meredith Sq Columbia, SC	2.0–3.0	2.0–2.5	1258	$1,299	$1.03	24d	1	0.15mi
7502 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.0	825	$1,305	$1.58	3d	22	0.15mi
7502 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	875	$1,292	$1.48	24d	1	0.15mi
7501 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.5	1097	$1,074	$0.98	24d	1	0.25mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,040	$0.96	24d	1	0.37mi
7006 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.0	1090	$1,122	$1.03	11d	7	0.56mi
8720 Windsor Lake Blvd Columbia, SC	1.0–3.0	1.0–2.0	967	$1,182	$1.22	24d	15	0.66mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	24d	1	0.69mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	3d	1	0.69mi
2102 Long Shadow Ln Columbia, SC	2.0	1.5	1150	$1,300	$1.13	3d	1	0.71mi
1630 Edgemore Rd Unit 1 Columbia, SC	3.0	2.0	1225	$1,650	$1.35	24d	1	0.72mi
2919 Chatsworth Rd Columbia, SC	2.0	1.0	975	$1,300	$1.33	24d	1	0.75mi
2920 Chatsworth Rd Unit A Columbia, SC	2.0	2.0	980	$1,100	$1.12	3d	1	0.78mi
2920 Chatsworth Rd Apt C Columbia, SC	2.0	2.0	980	$1,100	$1.12	24d	1	0.78mi
6905 Cleaton Rd Columbia, SC	3.0	2.5–3.0	1546	$1,925	$1.25	24d	3	0.79mi
1930 Greenoaks Rd Unit A Columbia, SC	2.0	1.5	900	$1,175	$1.31	11d	1	0.91mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,598	$1.44	3d	27	0.92mi
1633 Overhill Rd Columbia, SC	3.0	1.5	1052	$1,661	$1.58	24d	1	0.98mi
1000 Windsor Shores Dr Columbia, SC	1.0–3.0	1.0–2.0	1011	$1,390	$1.37	24d	1	1.02mi
6837 N Trenholm Rd Columbia, SC	1.0–3.0	1.0–2.0	1105	$1,662	$1.50	3d	30	1.09mi
1725 Cheltenham Ln Columbia, SC	3.0	2.0	1444	$1,675	$1.16	24d	1	1.19mi
3611 Ranch Rd Columbia, SC	2.0–3.0	2.0	1400	$1,250	$0.89	3d	3	1.22mi
3630 Ranch Rd Unit 3-8 Columbia, SC	2.0	2.0	1400	$1,250	$0.89	24d	1	1.33mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	11d	1	1.35mi
1682 Horseshoe Dr Unit D Columbia, SC	2.0	2.0	1000	$895	$0.90	15d	1	1.43mi

HOA detail condo

• Monthly dues: $319 · $3,828/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-16
   status Pending
2. 2026-05-01
   historical Active - Contingent
3. 2026-04-28
   price $100,000
4. 2026-04-02
   price $104,000
5. 2026-02-24
   price $106,000
6. 2026-01-20
   listed $109,000 Active
7. 2025-05-13
   price $116,800
8. 2025-03-28
   price $116,900
9. 2025-02-06
   price $119,900
10. 2024-12-05
    price $125,000
11. 2024-12-05
    price $120,000
12. 2024-11-25
    listed $119,500 Active
13. 2022-03-30
    historical
14. 2022-03-15
    listed $85,000 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: $15,477
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − HOA: −$3,828
• − Depreciation: −$2,909
• Taxable loss: −$1,338
• Est. tax savings @ 24.0%: +$321
• After-tax cash flow: $427/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

+17.6% since first listed

14 events — show timeline

• 2026-05-16 Pending — Consolidated MLS
• 2026-05-01 Contingent — Consolidated MLS
• 2026-04-28 Price Changed $100,000 Consolidated MLS
• 2026-04-02 Price Changed $104,000 Consolidated MLS
• 2026-02-24 Price Changed $106,000 Consolidated MLS
• 2026-01-20 Listed $109,000 Consolidated MLS
• 2025-05-13 Price Changed $116,800 Consolidated MLS
• 2025-03-28 Price Changed $116,900 Consolidated MLS
• 2025-02-06 Price Changed $119,900 Consolidated MLS
• 2024-12-05 Price Changed $125,000 Consolidated MLS
• 2024-12-05 Price Changed $120,000 Consolidated MLS
• 2024-11-25 Listed $119,500 Consolidated MLS
• 2022-03-30 Delisted — Consolidated MLS
• 2022-03-15 Listed $85,000 Consolidated MLS