2023 Grovefield Dr · Hopkins, SC 29061

$305,000

5 bd · 3.0 ba · 2,361 sqft · SingleFamily · 16 Days on market

Built 2026 Good condition 4,791 sqft lot $40/mo HOA · 1% of rent

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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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the 2-story Robie floorplan at 2023 Grovefield Drive! This Robie floorplan offers ample living space with 5 bedrooms, 3 bathrooms, and a 2-car garage. A bedroom, full bathroom, and open main living areas finish the first floor. The kitchen comes equipped with a large floating island, sleek, white quartz countertops, and gray shaker-style cabinetry (tile backsplash pictured does not come included). On the second floor, you will find the remaining 4 bedrooms, including the primary, and 2 bathrooms. The Robie is one of our most popular plans, so this home won't last long! Pop out to Hunter's Branch or give us a call to learn more. Living in Hunter's Branch conveniently places you right down the road from Fort Jackson and just a short drive to Downtown Columbia, Sumter, and Shaw AFB. Not to mention the impressive amenities that you would have access to, including a pool, cabana, and playground. Every home includes D. R. Horton's Home is Connected® package, an industry leading suite of smart home products that keeps homeowners connected with the people and place they value the most. The technology allows homeowners to monitor and control their home from the couch or across the globe. * The photos you see here are for illustration purposes only, interior, and exterior features, options, colors, and selections will differ. Please see sales agent for options.

Key facts

• Impressive amenities
• Cabana
• Pool

Tags

• LARGE FLOATING ISLAND
• WHITE QUARTZ COUNTERTOPS
• GRAY SHAKER-STYLE CABINETRY
• IMPRESSIVE AMENITIES
• POOL
• CABANA

Property features AI

Finance

• Other: Community pool
• HOA & community: Homeowners association present; Association amenities include common area maintenance, playground, pool and green areas

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Patio; Partial brick above foundation and vinyl exterior finish; Paved road access

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Painted cabinets; Quartz countertops; Vinyl flooring; Microwave (above stove); Dishwasher; Disposal; Free-standing gas range
• Bedrooms: Master bedroom on second floor with double vanity, private bath, walk-in closet and carpeted floors; Bedroom 2 on main level with private closet and carpeted floors; Bedroom 3 on second floor with private closet and carpeted floors; Bedroom 4 on second floor with private closet and carpeted floors; Bedroom 5 on second floor with private closet and carpeted floors
• Flooring: Carpet in bedrooms; Vinyl flooring in living areas and kitchen
• Bathrooms: Three full bathrooms total; One main-level full bathroom; Two second-level full bathrooms
• Heating & cooling: Central cooling; Gas heating on both first and second levels
• Interior features: Garage opener; Attic with pull-down access; Tankless water heater; Gas water heater
• Laundry & utility: Washer and dryer located on second floor

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $58 ($700/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 $279k (8.4% below list).
• Recommended offer: $279k (8.4% 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); 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; 2 comparable units currently listed for rent nearby; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $2,793/mo this rent would consume 56% of the median local household income ($60k/yr) (locally 236% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 16 days — a 2% lower offer ($300k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,256 (8.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 9.1

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-45,641
• Equity at exit: $45,476

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-34,688
• Equity at exit: $26,371

Cash invested: $85,400 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,793 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$40
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $58

Break-even live

Break-even rent $2,719

Max offer price $305,000

Occupancy floor 93%

Sensitivity live

Price	-10% $269	-5% $164	+0% $58	+5% $-47	+10% $-152
Rent	-10% $-162	-5% $-52	+0% $58	+5% $169	+10% $279
Rate	-1.0pp $212	-0.5pp $136	base $58	+0.5pp $-21	+1.0pp $-101

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Savannah Wood Rd Hopkins, SC	5.0	3.0	3033	$2,500	$0.82	16d	1	0.91mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	25d	1	1.16mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: pool

Listing history 11 events

1. 2026-06-21
   days on market $305,000 Active 16 DOM
2. 2026-06-18
   days on market $305,000 Active 13 DOM
3. 2026-06-17
   days on market $305,000 Active 12 DOM
4. 2026-06-16
   days on market $305,000 Active 11 DOM
5. 2026-06-15
   days on market $305,000 Active 10 DOM
6. 2026-06-14
   pricedays on market $305,000 Active 8 DOM
7. 2026-06-10
   days on market $313,990 Active 5 DOM
8. 2026-06-09
   days on market $313,990 Active 4 DOM
9. 2026-06-08
   days on market $313,990 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $313,990 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $33,511
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,681
• − Management: −$2,681
• − HOA: −$480
• − Depreciation: −$8,873
• Taxable loss: −$4,388
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $1,753/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 · 13 photos

Good 80/100 Cosmetic rehab

This 2-story home is in good condition with a modern kitchen and bathrooms. It's move-in ready with minor maintenance items to address. Paint the exterior siding and replace carpet for a fresh look and increased value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Replace carpet in bedrooms — Carpet can be worn and may need replacement for a more modern look and easier maintenance.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace carpet in bedrooms — Carpet can be worn and may need replacement for a more modern look and easier maintenance. ↑

ⓘ 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: 11,730
• 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

2 events — show timeline

• 2026-06-06 Listed $313,990 Zillow
• 2026-06-05 Listed $313,990 Consolidated MLS