607 Edgetree Dr · Hopkins, SC 29061

$250,000

4 bd · 2.0 ba · 1,498 sqft · SingleFamily · 12 Days on market

Built 2026 4,791 sqft lot Est $226k · 11% over $40/mo HOA · 2% of rent ↓ 9% since listing

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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 +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.0/5.0
• ARV discount +2.8/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Cameron at 607 Edgetree Drive, a new construction single-story home in Hopkins, SC in the Hunter's Branch community. Inside, the front foyer of this floorplan leads into the spacious open concept living room, kitchen, and dining areas. The kitchen comes finished with beautiful granite countertops and gray shaker-style cabinetry. The primary suite is tucked into the back of the home for added privacy and features an impressive en-suite bathroom and walk-in closet. There are three other bedrooms in the home with unlimited possibilities for use, including a den, home office space, guest rooms, etc. , as well as an additional full bathroom. The location of this home is ideally si

Key facts

• New construction
• Walk-in closet
• En-suite bathroom

Tags

• NEW CONSTRUCTION
• OPEN CONCEPT LIVING ROOM
• GRANITE COUNTERTOPS
• GRAY SHAKER-STYLE CABINETRY
• EN-SUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association present; Association maintains common areas, playground, pool and green areas

Exterior

• Parking: Attached 1-car garage
• Security: Owned security system
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Patio; Paved road access

Interior

• Kitchen: Eat-in kitchen; Pantry; Granite countertops; Painted cabinets; Vinyl flooring; Microwave above stove; Dishwasher
• Bedrooms: Primary bedroom on main level with double vanity, private bath, walk-in closet and carpeted floors; Bedroom 2 on main level with French doors, private closet and carpeted floors; Bedroom 3 on main level with private closet and carpeted floors; Bedroom 4 on main level with private closet and carpeted floors
• Flooring: Carpet in bedrooms; Vinyl flooring in living areas and kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Gas heating on main level
• Interior features: Garage opener; Owned security system; Tankless water heater; Gas water heater; Free-standing gas range
• Laundry & utility: Washer and dryer located on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $50 ($595/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 $230k (8.0% below list).
• Recommended offer: $230k (8.0% 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); Southeast Middle (math 7% / reading 19%, grade F, #210 of 229 statewide, top 93%, 493 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: 335 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• At $2,300/mo this rent would consume 46% of the median local household income ($60k/yr) (locally 236% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $23k (9%) 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 $230,036 (8.0% 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $226,198
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 S Maney Ct	0.39mi	3/1.5 (-1)	1,606 (+7%)	6mo	$203,010	$126	57
925 Farnsworth Dr	0.50mi	3/2.0 (-1)	1,674 (+12%)	1mo	$247,000	$148	51
972 Harvest Valley Ln	0.37mi	3/2.5 (-1)	1,404 (-6%)	18mo	$228,900	$163	50
139 Myers Creek Dr	0.56mi	3/2.5 (-1)	1,517 (+1%)	21mo	$229,000	$151	48

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-37,293
• Equity at exit: $37,276

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-28,166
• Equity at exit: $21,615

Cash invested: $70,000 (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 29061

• Home prices YoY: -22.8%
• Active inventory: 335
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,300 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$40
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $50

Break-even live

Break-even rent $2,238

Max offer price $250,000

Occupancy floor 93%

Sensitivity live

Price	-10% $222	-5% $136	+0% $50	+5% $-37	+10% $-123
Rent	-10% $-132	-5% $-41	+0% $50	+5% $140	+10% $231
Rate	-1.0pp $175	-0.5pp $113	base $50	+0.5pp $-15	+1.0pp $-81

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: $62,500
• Closing costs: $7,500
• 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	25d	1	0.06mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	16d	1	0.43mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	16d	1	0.83mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	25d	1	1.16mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	25d	1	1.22mi
2705 Prince Charles Ct Columbia, SC	4.0	2.0	1466	$1,906	$1.30	25d	1	1.41mi
2769 Prince Charles Ct Columbia, SC	3.0	2.5	1617	$1,850	$1.14	13d	1	1.48mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 6 events

1. 2026-05-07
   status Pending
2. 2026-05-02
   price $250,000
3. 2026-05-01
   status Active
4. 2026-03-30
   status Pending
5. 2026-03-28
   price $255,000
6. 2026-03-24
   listed $273,370 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: $27,604
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$480
• − Depreciation: −$7,273
• Taxable loss: −$3,569
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $1,452/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 — 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

-8.5% since first listed

6 events — show timeline

• 2026-05-07 Pending — Consolidated MLS
• 2026-05-02 Price Changed $250,000 Consolidated MLS
• 2026-05-01 Relisted — Consolidated MLS
• 2026-03-30 Pending — Consolidated MLS
• 2026-03-28 Price Changed $255,000 Consolidated MLS
• 2026-03-24 Listed $273,370 Consolidated MLS