824 Soaring Free Ln · Hopkins, SC 29061

$207,790

3 bd · 2.5 ba · 1,454 sqft · Townhouse · 40 Days on market

Built 2025 Good condition 2,700 sqft lot $57/mo HOA · 3% 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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• 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

Hunters Branch townhomes are perfectly built in an ideal location with easy access to Ft. Jackson, Shaw Air Force Base, and other nearby installations. Easy access to shopping and dining in downtown Columbia. Enjoy low-maintenance living at its best with a Spectrum package with high-speed internet and cable, giving you both peace of mind and added value. Step outside and take advantage of community perks just a short walk away, including a refreshing community pool and playground, ideal for relaxation and outdoor fun. This floorplan offers an open-concept kitchen, dining, and family room for easy everyday living. Kitchen with island seating and convenient pantry storage. First-floor powder

Key facts

• Community pool
• Island seating
• Open-concept kitchen

Tags

• EASY ACCESS TO FT JACKSON
• EASY ACCESS TO SHOPPING
• COMMUNITY POOL
• PLAYGROUND
• OPEN-CONCEPT KITCHEN
• ISLAND SEATING

Property features AI

Finance

• Other: Lot number 41
• HOA & community: Property is part of an association

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewer; Public water
• Home design: 2-story home; Entry on main level
• Construction: Slab foundation
• Exterior features: Stone and vinyl exterior finish; Paved road access; Public water

Interior

• Kitchen: Kitchen island; Pantry; Granite countertops; Wood cabinets; Recessed lighting
• Bedrooms: Primary bedroom located on the second level
• Flooring: Luxury vinyl plank flooring
• Bathrooms: Two full bathrooms; One partial bathroom; One main half-bath
• Heating & cooling: Central cooling; Split-system cooling; Gas heating on first level; Gas heating on second level; Split-system heating
• Interior features: Recessed lighting; Luxury vinyl plank flooring in kitchen
• Laundry & utility: Washer and dryer located on the second level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $208k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).
• Recommended offer: $202k (3.0% below list) — sets the bar for market timing.

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); 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: 328 active listings in the ZIP; 5 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).
• This rent runs 42% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 40 days — a 3% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,556 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.03% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 8.1

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-21,342
• Equity at exit: $30,982

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,523
• Equity at exit: $17,966

Cash invested: $58,181 (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: 328
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$1,090
• Tax est. 1.5%: −$260 /mo · $3,117/yr
• Insurance: −$87
• HOA: −$57
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $193

Break-even live

Break-even rent $1,890

Max offer price $207,790

Occupancy floor 86%

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: $51,948
• Closing costs: $6,234
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Bevington Brook Ln Hopkins, SC	3.0	2.0	1475	$2,195	$1.49	23d	1	0.29mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	14d	1	0.56mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	14d	1	0.90mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	23d	1	1.37mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	23d	1	1.43mi

HOA detail

• Monthly dues: $57 · $684/yr
• Likely covers: internetcablepool

Listing history 14 events

1. 2026-06-18
   days on market $207,790 Active 40 DOM
2. 2026-06-17
   days on market $207,790 Active 39 DOM
3. 2026-06-16
   days on market $207,790 Active 38 DOM
4. 2026-06-15
   days on market $207,790 Active 37 DOM
5. 2026-06-14
   days on market $207,790 Active 35 DOM
6. 2026-06-10
   days on market $207,790 Active 32 DOM
7. 2026-06-09
   days on market $207,790 Active 31 DOM
8. 2026-06-08
   days on market $207,790 Active 30 DOM
9. 2026-06-07
   days on market $207,790 Active 29 DOM
10. 2026-06-03
    days on market $207,790 Active 25 DOM
11. 2026-06-03
    days on market $207,790 Active 24 DOM
12. 2026-06-01
    days on market $207,790 Active 23 DOM
13. 2026-05-31
    days on market $207,790 Active 22 DOM
14. 2026-05-09
    listed $207,790 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: $25,603
• − Mortgage interest: −$11,639
• − Property taxes: −$3,117
• − Insurance: −$1,039
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$684
• − Depreciation: −$6,045
• Taxable loss: −$1,018
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $2,554/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 · 15 photos

Good 80/100 None rehab

This townhouse is in excellent condition with modern amenities and a well-maintained exterior. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase both resale and rental value by providing convenience and modern amenities.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by providing convenience and modern amenities. ↑

ⓘ 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: 12,538
• 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

1 event — show timeline

• 2026-05-09 Listed $207,790 Consolidated MLS