I think you are probably overdeveloping your film - by a lot, apparently.
While shadow detail on film doesn't vary much with development time, it does vary some. If you really over develop your film, you will also develop more shadow detail. This would account for your EI showing up as 800.
If it makes you feel any better, I did something similar with HC-110 and Tri-X when I was starting LF film development. I misread the Kodak data sheet, and was over developing my film by about 40%. This gave me an EI of 1000. I knew something was wrong, but couldn't figure out what. The fact that my negatives were really dense didn't register in my mind - I was scanning, and the scanner didn't care how dense my negs were.
I finally got the development time down and the dilution up to the point were my negative density wasn't overwhelming. A film speed test at this new development time gave me an EI of 250, which is where everyone said it should be in the first place.
That said, the massive development chart does list your combination at 20 minutes. Perhaps you mixed your developer 1+2 instead of 1+3?
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