8 Hampton Oaks Pl · Columbia, SC 29212

$179,900

2 bd · 2.0 ba · 1,092 sqft · Townhouse public records · 25 Days on market

Built 1999 $106/mo HOA · 7% 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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in Ready. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• $106 HOA
• Community pool
• Built 1999

Property features AI

Finance

• Other: Paved road access
• HOA & community: HOA present; Community amenities include clubhouse, playground, pool, tennis courts, green areas and sidewalks; HOA maintains common areas, front yard, landscaping, roads, street lights, sidewalks and provides pest control

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl exterior
• Construction: Slab foundation
• Exterior features: Patio; Storage shed; Full gutters; Privacy wood fence in rear

Interior

• Kitchen: Dishwasher; Disposal; Icemaker; Refrigerator; Microwave above stove; Free‑standing gas range with smooth surface and self‑cleaning
• Bedrooms: Master suite located on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic storage with pull-down access; Ceiling fan; Smoke detector; Gas log fireplace (natural)
• Laundry & utility: Laundry in closet (electric hookup) located in heated space; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $16 ($187/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 $152k (15.4% below list).
• Recommended offer: $152k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.0% in Columbia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#18 in SC, #2,436 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime 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: Pine Grove Elementary (math 24% / reading 15%, grade F, #496 of 597 statewide, top 83%, 541 students, 100% FRL); Columbia High (math 17% / reading 67%, grade F, #174 of 196 statewide, top 90%, 665 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: Rents soft (-0.2%/yr); 211 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 25 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $180k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,216 (15.4% 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 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?
4. Crime grade is F 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-32,634
• Equity at exit: $26,824

10-year hold

• IRR: -18.9%
• Equity multiple: 0.12×
• Total profit: $-44,428
• Equity at exit: $15,554

Cash invested: $50,372 (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 29212

• Rents YoY: -0.2%
• Active inventory: 211
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$943
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$75
• HOA: −$106
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $16

Break-even live

Break-even rent $1,502

Max offer price $179,900

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $66	+0% $16	+5% $-35	+10% $-86
Rent	-10% $-105	-5% $-45	+0% $16	+5% $76	+10% $136
Rate	-1.0pp $106	-0.5pp $61	base $16	+0.5pp $-31	+1.0pp $-78

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 Heritage Village Ln Unit 1 Columbia, SC	2.0	2.0	1150	$1,400	$1.22	24d	1	0.02mi
14 Heritage Village Ln Columbia, SC	2.0	2.0	1100	$2,150	$1.95	24d	1	0.16mi
801 Chinquapin Rd Columbia, SC	1.0–2.0	1.0–1.5	729	$1,200	$1.64	4d	7	0.26mi
171 Winding Chestnut Dr Columbia, SC	3.0	2.5	1335	$1,975	$1.48	24d	1	0.36mi
217 Wynn Way Unit B Columbia, SC	2.0	1.5	1160	$1,095	$0.94	20d	1	0.56mi
846 Piney Grove Rd Columbia, SC	3.0	2.5	1400	$1,495	$1.07	24d	1	0.60mi
135 Hunters Grove Dr Columbia, SC	3.0	2.5	1428	$1,595	$1.12	22d	1	0.64mi
100 Fairforest Rd Columbia, SC	2.0	1.5	1150	$1,224	$1.06	4d	3	0.73mi
1335 Cactus Ave Columbia, SC	3.0	2.0	1155	$1,450	$1.26	15d	1	0.76mi
121 Manorwood Ct Unit C Columbia, SC	2.0	1.5	1120	$1,095	$0.98	24d	1	0.78mi
105 Manorwood Ct Columbia, SC	2.0	1.5	1000	$1,150	$1.15	24d	1	0.84mi
500 Harbison Blvd Columbia, SC	2.0–3.0	2.0–3.0	1152	$1,584	$1.38	3d	11	0.93mi
405 Harbison Blvd #123 Columbia, SC	1.0	1.5	900	$1,125	$1.25	4d	1	0.98mi
408 Foxfire Dr Columbia, SC	1.0–3.0	1.0–2.0	1016	$1,092	$1.08	4d	7	1.01mi
6 Forestgrove Ct Columbia, SC	3.0	2.0	1066	$1,599	$1.50	22d	1	1.10mi
4248 Donavan Dr Columbia, SC	3.0	2.0	1231	$1,586	$1.29	20d	1	1.23mi
1473 Haviland Cir Columbia, SC	3.0	2.0	1425	$1,499	$1.05	12d	1	1.28mi

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 17 events

1. 2026-06-21
   days on market $179,900 Active 25 DOM
2. 2026-06-18
   days on market $179,900 Active 22 DOM
3. 2026-06-17
   days on market $179,900 Active 21 DOM
4. 2026-06-16
   days on market $179,900 Active 20 DOM
5. 2026-06-15
   days on market $179,900 Active 19 DOM
6. 2026-06-14
   days on market $179,900 Active 17 DOM
7. 2026-06-10
   days on market $179,900 Active 14 DOM
8. 2026-06-09
   days on market $179,900 Active 13 DOM
9. 2026-06-08
   days on market $179,900 Active 12 DOM
10. 2026-06-07
    days on market $179,900 Active 11 DOM
11. 2026-06-03
    days on market $179,900 Active 7 DOM
12. 2026-06-03
    days on market $179,900 Active 6 DOM
13. 2026-06-01
    days on market $179,900 Active 5 DOM
14. 2026-05-31
    days on market $179,900 Active 4 DOM
15. 2026-05-26
    listed $179,900 Active
16. 2023-07-10
    soldstatus $105,000
17. 1999-06-11
    soldstatus $64,900

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$274/yr (+$23/mo · 36.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $18,266
• − Mortgage interest: −$10,077
• − Property taxes: −$751
• − Insurance: −$900
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − HOA: −$1,272
• − Depreciation: −$5,233
• Taxable loss: −$2,890
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $880/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 — Columbia

• Score: 78/100
• State rank: #18
• US rank: #2436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, SC
• County: Lexington County · 232,571 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 27,657
• Household income: $77,142
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 863.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 25% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 3% Serbian 3%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -139.55%
• Current HPI: 212.5173
• Rent YoY: ▼ -0.23%
• 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

+177.2% since first listed

3 events — show timeline

• 2026-05-26 Listed $179,900 Consolidated MLS
• 2023-07-10 Sold (Public Records) $105,000 Public Records
• 1999-06-11 Sold (Public Records) $64,900 Public Records

Property tax history

-8.9%/yr

Latest (2025): $751 · -73.9% YoY. Source: county tax records.