236 Hunters Rd · Columbia, SC 29061

$193,000

3 bd · 2.0 ba · 1,315 sqft · SingleFamily public records · 93 Days on market

Built 1986 0.26 ac lot Est $192k · at est.

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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 +21.2/30.0
• ARV discount +7.3/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Livability +3.9/5.0
• 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 home to 236 Hunters Rd in Hopkins, SC! This 3-bedroom, 2-bathroom property features granite countertops, plenty of cabinet space, and a full suite of appliances to remain, including the stove, refrigerator, dishwasher, and microwave. The home also offers an additional den/living area, providing flexible space for a home office, playroom, or second living room. A covered welcoming front porch, and a private, fenced backyard—perfect for entertaining or relaxing. Conveniently located just minutes from I-77, Fort Jackson, local restaurants, and recreation facilities, this home offers comfort, functionality, and an ideal location.

Key facts

• Covered front porch
• Cabinet space
• Additional den

Tags

• GRANITE COUNTERTOPS
• CABINET SPACE
• FULL SUITE OF APPLIANCES
• ADDITIONAL DEN
• COVERED FRONT PORCH
• PRIVATE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/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 $190k (1.6% below list).
• Recommended offer: $176k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.0% in Columbia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#18 in SC, #2,436 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime 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: 328 active listings in the ZIP; 11 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 38% 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 93 days — a 9% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,630 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 0.98% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $191,990
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Hunters Rd	0.00mi	3/2.0	1,349 (+3%)	1mo	$197,000	$146	95

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-13,652
• Equity at exit: $28,777

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $10,695
• Equity at exit: $16,687

Cash invested: $54,040 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $277

Break-even live

Break-even rent $1,549

Max offer price $193,000

Occupancy floor 80%

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	14d	1	0.38mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	14d	1	0.53mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	23d	1	0.74mi
429 Mockernut Ln Columbia, SC	3.0	1.0	1010	$1,250	$1.24	23d	1	0.81mi
345 Bevington Brook Ln Hopkins, SC	3.0	2.0	1475	$2,195	$1.49	23d	1	0.90mi
101 Shagbark Ave Columbia, SC	3.0	1.0	1000	$1,295	$1.29	19d	1	0.91mi
457 Delahays Rd Columbia, SC	3.0	2.0	1704	$2,000	$1.17	14d	1	0.97mi
440 Delahays Rd Columbia, SC	3.0	2.5	1704	$1,900	$1.12	14d	1	0.98mi
385 Saskatoon Dr Unit 385 Columbia, SC	3.0	2.0	1330	$2,000	$1.50	23d	1	1.44mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	23d	1	1.45mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	23d	1	1.47mi

Listing history 21 events

1. 2026-04-24
   status Pending
2. 2026-04-21
   price $193,000
3. 2026-03-25
   price $195,000
4. 2026-03-20
   price $197,500
5. 2026-02-28
   price $199,000
6. 2026-02-23
   status Active
7. 2026-02-15
   status Pending
8. 2026-02-06
   price $199,900
9. 2026-01-12
   listed $205,000 Active
10. 2023-01-26
    soldstatus $174,000
11. 2022-12-08
    price $179,000
12. 2022-11-03
    price $182,000
13. 2022-10-10
    listed $185,000 Active
14. 2022-09-26
    soldstatus $176,800
15. 2020-06-19
    soldstatus $119,000
16. 2020-04-18
    historical
17. 2020-04-16
    listed $119,000 Active
18. 2020-01-27
    historical
19. 2020-01-22
    listed $53,000 Active
20. 1990-06-01
    soldstatus $59,668
21. 1986-12-01
    soldstatus $53,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $1,571 · $131/mo
• Projected year-2 tax: $1,571 · $131/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $22,796
• − Mortgage interest: −$10,811
• − Property taxes: −$1,571
• − Insurance: −$965
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,615
• Taxable income: $187
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $3,283/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 — Columbia

• Score: 78/100
• State rank: #18
• US rank: #2436

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland County · 389,530 people
• City population: 335,994
• 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

+262.8% since first listed

21 events — show timeline

• 2026-04-24 Pending — SBOR
• 2026-04-21 Price Changed $193,000 SBOR
• 2026-03-25 Price Changed $195,000 SBOR
• 2026-03-20 Price Changed $197,500 SBOR
• 2026-02-28 Price Changed $199,000 SBOR
• 2026-02-23 Relisted — SBOR
• 2026-02-15 Pending — SBOR
• 2026-02-06 Price Changed $199,900 SBOR
• 2026-01-12 Listed $205,000 SBOR
• 2023-01-26 Sold (Public Records) $174,000 Public Records
• 2022-12-08 Price Changed $179,000 Consolidated MLS
• 2022-11-03 Price Changed $182,000 Consolidated MLS
• 2022-10-10 Listed $185,000 Consolidated MLS
• 2022-09-26 Sold (Public Records) $176,800 Public Records
• 2020-06-19 Sold (Public Records) $119,000 Public Records
• 2020-04-18 Delisted — Consolidated MLS
• 2020-04-16 Listed $119,000 Consolidated MLS
• 2020-01-27 Delisted — Consolidated MLS
• 2020-01-22 Listed $53,000 Consolidated MLS
• 1990-06-01 Sold (Public Records) $59,668 Public Records
• 1986-12-01 Sold (Public Records) $53,200 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,571 · +4.3% YoY. Source: county tax records.