573 Edgetree Dr · Hopkins, SC 29061

$240,000

3 bd · 2.0 ba · 1,281 sqft · SingleFamily · 51 Days on market

Built 2026 Excellent condition 4,791 sqft lot Est $209k · 15% over $40/mo HOA · 2% of rent ↓ 2% since listing

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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 +13.1/30.0
• Condition / age +4.8/5.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the Devon at 573 Edgetree Drive and find a beautiful new construction ranch-style home in Hopkins, SC! This floorplan features an open concept floorplan, including the kitchen, dining, and living areas that are finished with matching vinyl flooring. There are granite counter tops in the kitchen, white cabinetry, and a floating island. The dining and living areas are bright with natural light from several windows, creating a warm, inviting feel. The 3 bedrooms and 2 bathrooms are all conveniently located on one level, with the primary privately located at the back of the home. An impressive en-suite bathroom and walk-in closet complete the primary suite. This home is equipped with tan

Key facts

• Floating island
• New construction
• Natural light

Tags

• NEW CONSTRUCTION
• OPEN CONCEPT FLOORPLAN
• GRANITE COUNTER TOPS
• FLOATING ISLAND
• NATURAL LIGHT
• EN-SUITE BATHROOM

Property features AI

Finance

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

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Patio; Paved road access; Community pool; Playground and green areas (community amenities)

Interior

• Kitchen: Eat-in kitchen with island and pantry; Microwave above stove; Dishwasher; Garbage disposal; Refrigerator; Free-standing gas range
• Bedrooms: Master bedroom on main level with double vanity, private bath, walk-in closet and carpeted floors; Second bedroom on main level with private closet and carpeted floors; Third bedroom 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 first level
• Interior features: Garage opener; Tankless hot water heater; Gas water heater; Granite countertops; Painted cabinets
• Laundry & utility: Washer and dryer included; Washer and dryer located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-8 ($-92/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (10.8% below list).
• Recommended offer: $214k (10.8% 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 51 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $214,037 (10.8% 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 51 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $208,803
• 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	0.30mi	3/2.5	1,404 (+10%)	18mo	$228,900	$163	53

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-39,323
• Equity at exit: $35,785

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-34,642
• Equity at exit: $20,751

Cash invested: $67,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$40
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-8

Break-even live

Break-even rent $2,150

Max offer price $238,887

Occupancy floor 95%

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: $60,000
• Closing costs: $7,200
• 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	23d	1	0.09mi
455 Hunters Crossing Dr Hopkins, SC	3.0	2.0	1381	$1,699	$1.23	14d	1	0.40mi
1049 Crescent Moon Loop Hopkins, SC	3.0	2.5	1650	$2,100	$1.27	14d	1	0.79mi
1912 Dominion Dr Columbia, SC	4.0	2.0	1614	$2,300	$1.43	23d	1	1.21mi
2011 Dominion Dr Columbia, SC	3.0	2.0	1625	$1,595	$0.98	23d	1	1.26mi
2705 Prince Charles Ct Columbia, SC	4.0	2.0	1466	$1,906	$1.30	23d	1	1.46mi
329 Ovanta Rd Columbia, SC	3.0	1.5	1100	$1,200	$1.09	23d	1	1.50mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 16 events

1. 2026-06-15
   status $240,000 Pending 51 DOM
2. 2026-06-15
   days on market $240,000 Active 51 DOM
3. 2026-06-14
   days on market $240,000 Active 49 DOM
4. 2026-06-10
   days on market $240,000 Active 46 DOM
5. 2026-06-09
   days on market $240,000 Active 45 DOM
6. 2026-06-08
   days on market $240,000 Active 44 DOM
7. 2026-06-07
   days on market $240,000 Active 43 DOM
8. 2026-06-03
   days on market $240,000 Active 39 DOM
9. 2026-06-03
   days on market $240,000 Active 38 DOM
10. 2026-06-01
    days on market $240,000 Active 37 DOM
11. 2026-05-31
    days on market $240,000 Active 36 DOM
12. 2026-05-07
    status Pending
13. 2026-04-08
    price $240,000
14. 2026-04-08
    status Active
15. 2026-04-01
    status Pending
16. 2026-03-30
    listed $245,000 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: $25,684
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − HOA: −$480
• − Depreciation: −$6,982
• Taxable loss: −$4,131
• Est. tax savings @ 24.0%: +$991
• After-tax cash flow: $899/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 · 13 photos

Excellent 95/100 None rehab

This new construction ranch-style home in Hopkins, SC is in excellent condition with a well-maintained exterior and interior. It is move-in ready and would benefit from landscaping and a smart home system to further enhance its value.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances the home's curb appeal and can attract more buyers
• Both Add a smart home system — Improves convenience and can be a selling point for potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances the home's curb appeal and can attract more buyers ↑
• Both Add a smart home system — Improves convenience and can be a selling point for potential buyers ↑

ⓘ 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

-2.0% since first listed

5 events — show timeline

• 2026-05-07 Pending — Consolidated MLS
• 2026-04-08 Price Changed $240,000 Consolidated MLS
• 2026-04-08 Relisted — Consolidated MLS
• 2026-04-01 Pending — Consolidated MLS
• 2026-03-30 Listed $245,000 Consolidated MLS