575 Edgetree Dr · Hopkins, SC 29061

$245,000

3 bd · 2.0 ba · 1,257 sqft · SingleFamily · 48 Days on market

Built 2026 Good condition 4,791 sqft lot Est $205k · 20% over $40/mo HOA · 2% of rent

---

Why this score? — see what drove the F 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 +12.3/30.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Downing at 575 Edgetree Drive, a ranch-style new construction home for sale in in Hopkins, SC! This inviting home features an open concept floorplan, including the kitchen, dining, and living areas that are finished with matching vinyl flooring. Natural light throughout gives the home a warm, inviting feel. The 3 bedrooms and 2 bathrooms are all conveniently located on one level. The primary bedroom features an impressive en-suite bathroom and walk-in closet. This home is equipped with modern, white quartz counter tops in the kitchen (although granite is pictured), white shaker-style cabinetry, tankless hot water, Smart Home Technology, and so much more! The Hunter's Branch community is ideally located nearby Fort Jackson and Downtown Columbia and has a beautiful resort-style pool, cabana, and playground amenity that all residents can enjoy. Schedule a tour today to see why the Downing in Hunter's Branch is the perfect place to call home! * 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

• Tankless hot water
• Cabana
• Resort-style pool

Tags

• OPEN CONCEPT FLOORPLAN
• WHITE SHAKER-STYLE CABINETRY
• TANKLESS HOT WATER
• SMART HOME TECHNOLOGY
• RESORT-STYLE POOL
• CABANA

Property features AI

Finance

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

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Public water
• Home design: Single-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Patio; Paved road access; Public water

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Painted cabinets; Quartz countertops; Dishwasher; Disposal; Over-the-range microwave
• Bedrooms: Main-level master bedroom with double vanity, private bath and walk-in closet; Main-level secondary bedrooms with private closets
• Flooring: Carpet in bedrooms; Vinyl flooring in living areas and kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Gas heating on the main level
• Interior features: Garage opener; Pull-down attic access; Tankless water heater; Gas water heater; Free-standing gas range
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-43 ($-515/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (12.7% below list).
• Recommended offer: $214k (12.7% 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); 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; 7 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 43% 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 $2k of loan paydown is wiped out by about $7k 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 48 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $213,948 (12.7% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $204,891
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
972 Harvest Valley Ln	0.31mi	3/2.5	1,404 (+12%)	18mo	$228,900	$163	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-42,379
• Equity at exit: $36,530

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-40,195
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$40
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-43

Break-even live

Break-even rent $2,194

Max offer price $238,785

Occupancy floor 97%

Sensitivity live

Price	-10% $126	-5% $42	+0% $-43	+5% $-128	+10% $-212
Rent	-10% $-212	-5% $-127	+0% $-43	+5% $42	+10% $126
Rate	-1.0pp $80	-0.5pp $19	base $-43	+0.5pp $-106	+1.0pp $-171

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	24d	1	0.09mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	15d	1	0.40mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	15d	1	0.79mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	24d	1	1.21mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	24d	1	1.26mi
2705 Prince Charles Ct Columbia, SC	4.0	2.0	1466	$1,906	$1.30	24d	1	1.46mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	24d	1	1.50mi

HOA detail

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

Listing history 13 events

1. 2026-06-15
   status $245,000 Pending 48 DOM
2. 2026-06-15
   days on market $245,000 Active 48 DOM
3. 2026-06-14
   pricedays on market $245,000 Active 46 DOM
4. 2026-06-10
   days on market $259,585 Active 43 DOM
5. 2026-06-09
   days on market $259,585 Active 42 DOM
6. 2026-06-08
   days on market $259,585 Active 41 DOM
7. 2026-06-07
   days on market $259,585 Active 40 DOM
8. 2026-06-03
   days on market $259,585 Active 36 DOM
9. 2026-06-03
   days on market $259,585 Active 35 DOM
10. 2026-06-01
    days on market $259,585 Active 34 DOM
11. 2026-05-31
    days on market $259,585 Active 33 DOM
12. 2026-04-29
    listed $259,585 Active 1147-char remark

    Show marketing remark (1147 chars)

    Welcome to the Downing at 575 Edgetree Drive, a ranch-style new construction home for sale in in Hopkins, SC! This inviting home features an open concept floorplan, including the kitchen, dining, and living areas that are finished with matching vinyl flooring. Natural light throughout gives the home a warm, inviting feel. The 3 bedrooms and 2 bathrooms are all conveniently located on one level. The primary bedroom features an impressive en-suite bathroom and walk-in closet. This home is equipped with modern, white quartz counter tops in the kitchen (although granite is pictured), white shaker-style cabinetry, tankless hot water, Smart Home Technology, and so much more! The Hunter's Branch community is ideally located nearby Fort Jackson and Downtown Columbia and has a beautiful resort-style pool, cabana, and playground amenity that all residents can enjoy. Schedule a tour today to see why the Downing in Hunter's Branch is the perfect place to call home! * 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.

13. 2026-04-28
    listed $259,585 Active

ⓘ 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: $25,674
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − HOA: −$480
• − Depreciation: −$7,127
• Taxable loss: −$4,665
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $604/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 · 12 photos

Good 80/100 None rehab

This newly constructed home is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and energy efficiency.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Resale Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics
• Both Install smart home technology — Enhances home's marketability and convenience

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics ↑
• Both Install smart home technology — Enhances home's marketability and convenience ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-04-29 Listed $259,585 Zillow
• 2026-04-28 Listed $259,585 Consolidated MLS