7602 Hunt Club Rd Unit Q109 · Woodfield, SC 29223

$89,500

3 bd · 2.5 ba · 1,587 sqft · Condo · 275 Days on market

Built 1973 $381/mo HOA · 25% of rent ↓ 15% since listing

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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 +24.8/30.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

All investors Dream! Tenant in place transferable with This property, and the terms of its sale. . Start receiving income . .. This property will not last long Bring all offers to the table Sold AS Is Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• $381 HOA
• Parking
• Community pool

Property features AI

Finance

• Other: Directions: I-77 to Decker Blvd, continue on Decker Blvd, right on O'Neil Ct, right onto Hunt Club Rd, right onto Worthing Dr (Creekside subdivision), left on Hunt End Ct — building will be on the right.
• HOA & community: Property is part of an association; Association amenities include clubhouse, pool, playground, tennis courts, common area maintenance, road maintenance, street light maintenance, sewer, and trash service

Exterior

• Parking: One parking space
• Utilities: Public sewer
• Home design: Two-story property
• Construction: Slab foundation
• Exterior features: Brick exterior above foundation; Paved road access; Public water

Interior

• Kitchen: Formica countertops; Tile kitchen floor
• Bedrooms: Master bedroom on the main level
• Flooring: Tile flooring in dining area and kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Two additional full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Formal dining room with molding and tile flooring; Tile countertops in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $619 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 275 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 275 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.68% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 5.0

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: -7.1%
• Equity multiple: 0.75×
• Total profit: $-6,340
• Equity at exit: $13,345

10-year hold

• IRR: -3.6%
• Equity multiple: 0.80×
• Total profit: $-4,948
• Equity at exit: $7,738

Cash invested: $25,060 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$381
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $189

Break-even live

Break-even rent $1,265

Max offer price $89,500

Occupancy floor 82%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7602 Hunt Club Rd Unit I-104 Columbia, SC	2.0	2.5	1200	$1,295	$1.08	18d	1	0.06mi
7602 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.5	950	$1,295	$1.36	23d	2	0.07mi
7502 Hunt Club Rd Columbia, SC	1.0–2.0	1.0–2.0	825	$1,305	$1.58	3d	22	0.17mi
7502 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	875	$1,515	$1.73	23d	1	0.17mi
300 Meredith Sq Columbia, SC	2.0–3.0	2.0–2.5	1258	$1,499	$1.19	23d	1	0.22mi
7501 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.5	1097	$1,249	$1.14	23d	1	0.31mi
7400 Hunt Club Rd Columbia, SC	1.0–3.0	1.0–2.0	1087	$1,200	$1.10	23d	1	0.38mi
7006 Brookfield Rd Columbia, SC	1.0–3.0	1.0–2.0	1090	$1,295	$1.19	11d	7	0.62mi
8720 Windsor Lake Blvd Columbia, SC	1.0–3.0	1.0–2.0	967	$1,415	$1.46	23d	15	0.63mi
1630 Edgemore Rd Unit 1 Columbia, SC	3.0	2.0	1225	$1,650	$1.35	23d	1	0.78mi
2102 Long Shadow Ln Columbia, SC	2.0	1.5	1150	$1,300	$1.13	3d	1	0.78mi
6905 Cleaton Rd Columbia, SC	3.0	2.5–3.0	1546	$1,925	$1.25	23d	3	0.81mi
1310 Oakcrest Dr Columbia, SC	1.0–3.0	1.0–2.0	1110	$1,848	$1.66	3d	27	0.86mi
1000 Windsor Shores Dr Columbia, SC	1.0–3.0	1.0–2.0	1011	$1,590	$1.57	23d	1	0.96mi
1741 Springfield Ave Columbia, SC	3.0	1.0	1582	$930	$0.59	11d	1	1.05mi
1633 Overhill Rd Columbia, SC	3.0	1.5	1052	$1,661	$1.58	23d	1	1.05mi
1817 E Boundary Rd Columbia, SC	4.0	2.0	1200	$1,895	$1.58	11d	1	1.08mi
6837 N Trenholm Rd Columbia, SC	1.0–3.0	1.0–2.0	1105	$1,985	$1.80	3d	30	1.10mi
1725 Cheltenham Ln Columbia, SC	3.0	2.0	1444	$1,675	$1.16	23d	1	1.20mi
117 Greenfield Rd Columbia, SC	3.0	2.0	2055	$1,981	$0.96	23d	1	1.26mi
1718 Horseshoe Dr Apt B Columbia, SC	2.0	1.5	1050	$1,300	$1.24	11d	1	1.28mi
3611 Ranch Rd Columbia, SC	2.0–3.0	2.0	1400	$1,400	$1.00	3d	3	1.29mi
3630 Ranch Rd Unit 3-8 Columbia, SC	2.0	2.0	1400	$1,250	$0.89	23d	1	1.40mi

HOA detail condo

• Monthly dues: $381 · $4,572/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-13
   historical Active - Contingent
2. 2025-09-23
   price $89,500
3. 2025-09-11
   price $99,500
4. 2025-08-26
   listed $105,000 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: $18,048
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − HOA: −$4,572
• − Depreciation: −$2,604
• Taxable income: $1,181
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $1,980/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

-14.8% since first listed

4 events — show timeline

• 2026-05-13 Contingent — Consolidated MLS
• 2025-09-23 Price Changed $89,500 Consolidated MLS
• 2025-09-11 Price Changed $99,500 Consolidated MLS
• 2025-08-26 Listed $105,000 Consolidated MLS