7602 Hunt Club Rd · Woodfield, SC 29223

$100,000

2 bd · 2.0 ba · 1,193 sqft · Townhouse public records · 25 Days on market

Built 1973 $319/mo HOA · 24% 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 +10.3/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Easy living meets smart investing in this well-maintained 2-bedroom, 2.5-bath townhouse with approximately 1,200 square feet of comfortable, low-maintenance space. Located on Hunt Club Road just off Decker Blvd, this home features convenient access to shopping, dining, and everyday essentials, with easy connectivity to major roadways for a smooth commute into Columbia and surrounding areas. Enjoy a central location that keeps you close to everything while still providing a sense of neighborhood comfort. Inside, a welcoming dining area with tile flooring flows into a functional galley kitchen featuring a stylish tile backsplash, Formica countertops, bright white appliances, and ample cabinet

Key facts

• Private fenced patio
• Under-stair storage
• Laundry closet

Tags

• CONVENIENT ACCESS TO SHOPPING
• PRIVATE FENCED PATIO
• FUNCTIONAL GALLEY KITCHEN
• AMPLE CABINET AND PREP SPACE
• LAUNDRY CLOSET
• UNDER-STAIR STORAGE

Property features AI

Finance

• HOA & community: Community association in place; Association maintenance covers backyard, front yard and exterior maintenance, landscaping, common areas, road and street light maintenance, trash, water, sewer, pest control, and green areas

Exterior

• Parking: Two parking spaces
• Utilities: Public sewer; Public water
• Home design: Two-story property; Slab foundation; Paved road access; Public water
• Construction: Partial brick and vinyl exterior; Slab foundation
• Exterior features: Patio; Uncovered front porch; Uncovered back porch; Privacy wood fence in rear; Partial brick above foundation with vinyl siding

Interior

• Kitchen: Wood cabinets; Galley-style layout; Formica countertops; Tile floor; Tiled backsplash; Dishwasher; Over-the-range microwave; Free-standing smooth-surface range
• Bedrooms: Master bedroom on second floor with his-and-hers closets, private bath, tub/shower, built-ins, ceiling fan, carpeted floors; Second bedroom on second floor with his-and-hers closets, shared bath, tub/shower, built-ins, ceiling fan, carpeted floors
• Flooring: Carpet in bedrooms and living areas; Tile in formal dining and kitchen
• Bathrooms: Two full bathrooms; One partial bathroom; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fans; Smoke detector; Molding
• Laundry & utility: Laundry closet on main level with electric hook-up in heated space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $-55 ($-664/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (9.8% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $90k (9.8% below list) — sets the bar for cash-flow.

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: Rents flat; 341 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

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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

• Watch-outs: property tax is 2.6% of price; HOA is 24% of rent.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,223 (9.8% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 1.32% ✓
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -25.2%
• Equity multiple: 0.18×
• Total profit: $-23,066
• Equity at exit: $14,910

10-year hold

• IRR: -46.4%
• Equity multiple: -0.34×
• Total profit: $-37,526
• Equity at exit: $8,646

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

• Rents YoY: 0.2%
• Active inventory: 341
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$524
• Tax from tax record: −$214 /mo · $2,566/yr
• Insurance: −$42
• HOA: −$319
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-55

Break-even live

Break-even rent $1,391

Max offer price $90,223

Occupancy floor 99%

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 Columbia, SC	1.0–2.0	1.0–2.5	950	$1,295	$1.36	23d	2	0.04mi
7602 Hunt Club Rd Unit I-104 Columbia, SC	2.0	2.5	1200	$1,295	$1.08	19d	1	0.07mi
300 Meredith Sq Columbia, SC	2.0–3.0	2.0–2.5	1258	$1,299	$1.03	23d	1	0.17mi
7502 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.0	825	$1,305	$1.58	3d	22	0.21mi
7502 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	875	$1,292	$1.48	23d	1	0.21mi
7501 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.5	1097	$1,074	$0.98	23d	1	0.29mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,040	$0.96	23d	1	0.43mi
7006 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.0	1090	$1,122	$1.03	11d	7	0.59mi
8720 Windsor Lake Blvd Columbia, SC	1.0–3.0	1.0–2.0	967	$1,182	$1.22	23d	15	0.61mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	23d	1	0.70mi
229 Windsor Point Rd Unit 3H Columbia, SC	2.0	2.0	1000	$1,243	$1.24	2d	1	0.70mi
1630 Edgemore Rd Unit 1 Columbia, SC	3.0	2.0	1225	$1,650	$1.35	23d	1	0.70mi
2102 Long Shadow Ln Columbia, SC	2.0	1.5	1150	$1,300	$1.13	3d	1	0.72mi
2919 Chatsworth Rd Columbia, SC	2.0	1.0	975	$1,300	$1.33	23d	1	0.77mi
2920 Chatsworth Rd Unit A Columbia, SC	2.0	2.0	980	$1,100	$1.12	3d	1	0.80mi
2920 Chatsworth Rd Apt C Columbia, SC	2.0	2.0	980	$1,100	$1.12	23d	1	0.80mi
6905 Cleaton Rd Columbia, SC	3.0	2.5–3.0	1546	$1,925	$1.25	23d	3	0.84mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,598	$1.44	3d	27	0.92mi
1930 Greenoaks Rd Unit A Columbia, SC	2.0	1.5	900	$1,175	$1.31	11d	1	0.92mi
1633 Overhill Rd Columbia, SC	3.0	1.5	1052	$1,661	$1.58	23d	1	0.97mi
1000 Windsor Shores Dr Columbia, SC	1.0–3.0	1.0–2.0	1011	$1,390	$1.37	23d	1	1.02mi
1725 Cheltenham Ln Columbia, SC	3.0	2.0	1444	$1,675	$1.16	23d	1	1.13mi
6837 N Trenholm Rd Columbia, SC	1.0–3.0	1.0–2.0	1105	$1,662	$1.50	3d	30	1.15mi
3611 Ranch Rd Columbia, SC	2.0–3.0	2.0	1400	$1,250	$0.89	3d	3	1.23mi
3630 Ranch Rd Unit 3-8 Columbia, SC	2.0	2.0	1400	$1,250	$0.89	23d	1	1.34mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	11d	1	1.37mi
1682 Horseshoe Dr Unit D Columbia, SC	2.0	2.0	1000	$895	$0.90	14d	1	1.46mi

HOA detail

• Monthly dues: $319 · $3,828/yr

Listing history 12 events

1. 2026-05-12
   status Pending
2. 2026-04-27
   historical Active - Contingent
3. 2026-04-17
   listed $100,000 Active
4. 2023-10-26
   historical $1,000
5. 2023-10-22
   listed $1,000
6. 2022-03-29
   soldstatus $87,000
7. 2022-02-15
   historical
8. 2022-02-09
   listed $78,500 Active
9. 2000-08-07
   soldstatus $61,554
10. 1993-06-23
    soldstatus $51,230
11. 1993-04-20
    soldstatus $51,900
12. 1984-11-01
    soldstatus $46,500

ⓘ 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: $2,566 · $214/mo
• Projected year-2 tax: $2,566 · $214/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 6/10 Major FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $15,852
• − Mortgage interest: −$5,602
• − Property taxes: −$2,566
• − Insurance: −$500
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − HOA: −$3,828
• − Depreciation: −$2,909
• Taxable loss: −$2,089
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $-163/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
• County: Richland County · 389,530 people
• Metro: Columbia, SC
• Population (ZIP): 53,074
• Household income: $62,408
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 2857.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 57% White 23% Hispanic / Latino 11% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Korean 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: ▼ -135.96%
• Current HPI: 195.3158
• Rent YoY: ▲ 0.21%
• 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

+115.1% since first listed

12 events — show timeline

• 2026-05-12 Pending — Consolidated MLS
• 2026-04-27 Contingent — Consolidated MLS
• 2026-04-17 Listed $100,000 Consolidated MLS
• 2023-10-26 Rental Removed $1,000 LISTANZA
• 2023-10-22 Listed for Rent $1,000 LISTANZA
• 2022-03-29 Sold (Public Records) $87,000 Public Records
• 2022-02-15 Delisted — Consolidated MLS
• 2022-02-09 Listed $78,500 Consolidated MLS
• 2000-08-07 Sold (Public Records) $61,554 Public Records
• 1993-06-23 Sold (Public Records) $51,230 Public Records
• 1993-04-20 Sold (Public Records) $51,900 Public Records
• 1984-11-01 Sold (Public Records) $46,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,566 · +296.6% YoY. Source: county tax records.