822 Soaring Free Ln · Hopkins, SC 29061

$207,790

3 bd · 2.5 ba · 1,454 sqft · Townhouse · 35 Days on market

Built 2026 Good condition 2,613 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Modern comfort meets easy living in this beautifully designed townhome featuring an open-concept kitchen, dining, and family room perfect for entertaining and everyday life. Enjoy island seating, pantry storage, a private upstairs primary suite with a spacious walk-in closet, dedicated laundry area, rear patio, and attached one-car garage. Plus, take advantage of community amenities including a pool and playground designed for relaxation and connection. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• Open-concept kitchen
• Community amenities
• Rear patio

Tags

• OPEN-CONCEPT KITCHEN
• PRIVATE UPSTAIRS PRIMARY SUITE
• SPACIOUS WALK-IN CLOSET
• DEDICATED LAUNDRY AREA
• REAR PATIO
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Property is part of an association

Exterior

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

Interior

• Kitchen: Island; Pantry; Granite countertops; Wood-style cabinets; Recessed lights
• Bedrooms: Master bedroom on the second floor; Second bedroom on the second floor; Third bedroom on the second floor
• Flooring: Luxury vinyl plank
• Bathrooms: Two full bathrooms; One half bathroom; Two second-floor full bathrooms
• 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 some areas
• Laundry & utility: Washer and dryer located on the second floor

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 $198 ($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 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).
• 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 $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 35 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 35 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: 7.43%
• Cash-on-cash: 4.08%
• 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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-21,014
• Equity at exit: $30,982

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,814
• 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: $2,140 high
• Mortgage (P&I): −$1,090
• Tax est. 1.5%: −$260 /mo · $3,117/yr
• Insurance: −$87
• HOA: −$57
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $198

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	0.23mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	14d	1	0.49mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	14d	1	0.84mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	23d	1	1.33mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	23d	1	1.39mi

HOA detail

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

Listing history 14 events

1. 2026-06-18
   days on market $207,790 Active 35 DOM
2. 2026-06-17
   days on market $207,790 Active 34 DOM
3. 2026-06-16
   days on market $207,790 Active 33 DOM
4. 2026-06-15
   days on market $207,790 Active 32 DOM
5. 2026-06-14
   days on market $207,790 Active 30 DOM
6. 2026-06-10
   days on market $207,790 Active 27 DOM
7. 2026-06-09
   days on market $207,790 Active 26 DOM
8. 2026-06-08
   days on market $207,790 Active 25 DOM
9. 2026-06-07
   days on market $207,790 Active 24 DOM
10. 2026-06-03
    days on market $207,790 Active 20 DOM
11. 2026-06-03
    days on market $207,790 Active 19 DOM
12. 2026-06-01
    days on market $207,790 Active 18 DOM
13. 2026-05-31
    days on market $207,790 Active 17 DOM
14. 2026-05-14
    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: $25,681
• − Mortgage interest: −$11,639
• − Property taxes: −$3,117
• − Insurance: −$1,039
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − HOA: −$684
• − Depreciation: −$6,045
• Taxable loss: −$952
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $2,601/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 · 1 photo

Good 75/100 Cosmetic rehab

This townhome is in good condition with a good exterior and interior. It has a good curb appeal and is ready for a fresh coat of paint to enhance its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value.
• Both Clean and maintain gutters — Keeps the home looking well-maintained and can prevent water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean and maintain gutters — Keeps the home looking well-maintained and can prevent water damage ↑

ⓘ 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

• 2026-05-14 Listed $207,790 Consolidated MLS