3 Hedgefield Ct · Columbia, SC 29212

$185,000

3 bd · 3.0 ba · 1,827 sqft · SingleFamily public records · 78 Days on market

Built 1989 0.30 ac lot

---

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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Located on a quiet cul-de-sac in Irmo and priced to sell. This home is being sold "as is" and is in need of repairs. Featuring a functional layout and a spacious lot, the property provides a solid foundation for buyers looking to add their personal touch. The home includes multiple living spaces, comfortable bedrooms with the MASTER ON THE MAIN level, and a backyard with plenty of room for outdoor enjoyment. Whether you're a buyer ready to customize a home to your style or an investor searching for your next project, this property has plenty of possibilities in a convenient location close to shopping, dining, and top-rated schools. Please have your agent read through agent remarks

Key facts

• Quiet cul-de-sac
• Backyard
• Spacious lot

Tags

• QUIET CUL-DE-SAC
• SPACIOUS LOT
• MULTIPLE LIVING SPACES
• BACKYARD
• CONVENIENT LOCATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Wood fiber/Masonite exterior finish; Crawlspace foundation
• Exterior features: Covered front porch; Deck; Storage shed; Paved road access

Interior

• Kitchen: Granite countertops; Built-in range; Dishwasher; Refrigerator; Microwave above stove
• Bedrooms: Master bedroom on main level with private bath, closet and ceiling fan; Second bedroom on second level with ceiling fan; Third bedroom on second level with ceiling fan
• Flooring: Laminate flooring; Tile flooring in kitchen
• Bathrooms: Two full bathrooms; One partial/half bathroom; One full bathroom on second level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (wood burning); Bay window; Backsplash tiled; Cabinets painted; Tile floor in kitchen; Laminate floors in living areas; Ceiling fans in living room and bedrooms; Florida room
• Laundry & utility: Main level utility/laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $261 ($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 $183k (0.9% below list).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.0% in Columbia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Lexington 05 (suburban): math 47% / reading 55% proficiency, ranked #5 of 80 in SC (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dutch Fork Elementary (math 32% / reading 37%, grade F, #344 of 597 statewide, top 60%, 475 students, 82% FRL); Dutch Fork High (math 54% / reading 86%, grade B+, #58 of 196 statewide, top 30%, 1,726 students, 52% FRL) — zoned schools average 67% FRL vs 27% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 211 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $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 78 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.99% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.4

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-18,732
• Equity at exit: $27,584

10-year hold

• IRR: -5.4%
• Equity multiple: 0.70×
• Total profit: $-15,753
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$970
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $261

Break-even live

Break-even rent $1,502

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $366	-5% $314	+0% $261	+5% $209	+10% $157
Rent	-10% $117	-5% $189	+0% $261	+5% $334	+10% $406
Rate	-1.0pp $355	-0.5pp $308	base $261	+0.5pp $213	+1.0pp $165

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Riverwalk Way Irmo, SC	3.0	2.0	1300	$1,750	$1.35	15d	1	0.32mi
356 Lake Murray Blvd Irmo, SC	1.0–3.0	1.0–2.0	1020	$2,537	$2.49	4d	23	0.57mi
100 Walden Heights Dr Irmo, SC	1.0–3.0	1.0–2.0	1030	$1,880	$1.83	4d	23	0.76mi
316 Stamport Cir Irmo, SC	3.0	2.5	1500	$1,575	$1.05	4d	1	0.86mi
500 Harbison Blvd Columbia, SC	2.0–3.0	2.0–3.0	1152	$1,849	$1.61	3d	11	1.11mi
113 Paces Brook Ave Columbia, SC	1.0–3.0	1.0–2.0	929	$1,770	$1.91	12d	12	1.19mi
401 Columbiana Dr Columbia, SC	2.0–4.0	1.5–2.0	1207	$1,216	$1.01	4d	1	1.21mi
13 Crossbow Pl Columbia, SC	2.0	2.5	1250	$1,650	$1.32	15d	1	1.28mi

Listing history 20 events

1. 2026-06-03
   days on market $185,000 Active 78 DOM
2. 2026-06-03
   days on market $185,000 Active 77 DOM
3. 2026-06-01
   days on market $185,000 Active 76 DOM
4. 2026-05-31
   days on market $185,000 Active 75 DOM
5. 2026-05-15
   price $185,000
6. 2026-04-16
   price $195,000
7. 2026-04-06
   status Active
8. 2026-03-28
   historical Active - Contingent
9. 2026-03-28
   status Active
10. 2026-03-12
    listed $200,000 Active
11. 2020-01-08
    soldstatus $154,900
12. 2019-11-26
    historical
13. 2019-10-29
    price $154,900
14. 2019-09-09
    status Active
15. 2019-08-16
    historical
16. 2019-07-26
    listed $159,900 Active
17. 2019-04-22
    soldstatus $78,000
18. 1990-03-13
    soldstatus $83,615
19. 1989-03-01
    soldstatus $16,000
20. 1989-03-01
    soldstatus $77,675

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,998
• − Mortgage interest: −$10,363
• − Property taxes: −$1,675
• − Insurance: −$925
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$5,382
• Taxable income: $134
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $3,104/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: Lexington 05
• NCES district ID: 4502820
• Math proficiency: 47% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $67,732
• Composite: 45.28/100
• National rank: #2656
• State rank: #5 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

• County: Lexington County · 232,571 people
• 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

+1056.2% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $185,000 Consolidated MLS
• 2026-04-16 Price Changed $195,000 Consolidated MLS
• 2026-04-06 Relisted — Consolidated MLS
• 2026-03-28 Contingent — Consolidated MLS
• 2026-03-28 Relisted — Consolidated MLS
• 2026-03-12 Listed $200,000 Consolidated MLS
• 2020-01-08 Sold (Public Records) $154,900 Public Records
• 2019-11-26 Delisted — Consolidated MLS
• 2019-10-29 Price Changed $154,900 Consolidated MLS
• 2019-09-09 Relisted — Consolidated MLS
• 2019-08-16 Delisted — Consolidated MLS
• 2019-07-26 Listed $159,900 Consolidated MLS
• 2019-04-22 Sold (Public Records) $78,000 Public Records
• 1990-03-13 Sold (Public Records) $83,615 Public Records
• 1989-03-01 Sold (Public Records) $77,675 Public Records
• 1989-03-01 Sold (Public Records) $16,000 Public Records

Property tax history

-3.6%/yr

Latest (2025): $1,675 · +4.0% YoY. Source: county tax records.