702 Crinoline Ct · Florence, SC 29505

$174,000

3 bd · 2.0 ba · 1,177 sqft · SingleFamily public records · 193 Days on market

Built 1982 0.50 ac lot Est $164k · 6% over

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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 +22.6/30.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• ARV discount +4.6/15.0
• Rent growth +4.2/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 702 Crinoline Court Florence! This 1177 Sq Ft remodeled home sits on a . 50 acre lot situated in an established neighborhood and features a new metal roof, new ductwork and a 2019 HVAC system. Additional upgrades include new LVP throughout the home, new granite countertops in the kitchen, new range and Microwave and as well as all new windows. The property also boasts new interior doors, a new backyard deck and a partially fenced-in backyard. Both bathrooms have been updated with new vanities water fixtures and mirrors while new light fixtures and ceiling fans have been installed throughout the home.

Key facts

• New metal roof
• New ductwork
• New lvp

Tags

• REMODELED HOME
• NEW METAL ROOF
• NEW DUCTWORK
• 2019 HVAC SYSTEM
• NEW LVP
• NEW GRANITE COUNTERTOPS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Located in Tara Village subdivision
• Construction: Brick veneer construction; Metal roof; Built above grade finished area
• Exterior features: Deck

Interior

• Kitchen: Microwave; Range
• Bedrooms: 2 full bathrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Microwave; Range
• Laundry & utility: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/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 $170k (2.1% below list).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.5% in Florence — 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 62/100 on livability (#196 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: employment C-, crime F, amenities F.
• Florence 01 (urban): math 29% / reading 47% proficiency, ranked #34 of 80 in SC (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dewey-Carter Elementary (math 25% / reading 34%, grade F, #399 of 597 statewide, top 69%, 583 students, 100% FRL); Southside Middle (math 18% / reading 38%, grade F, #146 of 229 statewide, top 64%, 1,100 students, 100% FRL); South Florence High (math 58% / reading 86%, grade B+, #48 of 196 statewide, top 26%, 1,643 students, 77% FRL) — zoned schools average 92% FRL vs 57% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.0%/yr); 183 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).
• This rent runs 30% of the median local income ($67k/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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $174k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $153,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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.
6. 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.
7. 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: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $163,603
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Madeira Ln	0.19mi	3/1.5	1,222 (+4%)	9mo	$169,500	$139	75
1021 E Scarlett Ln	0.55mi	3/1.5	1,140 (-3%)	0mo	$85,000	$75	67
908 E Candy Ln	0.47mi	3/2.0	1,261 (+7%)	1mo	$207,500	$165	65
822 E Butler Ln	0.50mi	3/1.5	1,100 (-6%)	1mo	$134,900	$123	63
1016 Aunt Prissey Ct	0.69mi	3/2.0	1,183 (+0%)	13mo	$173,200	$146	56
1025 E Scarlett Ln	0.56mi	3/1.0	1,102 (-6%)	4mo	$100,000	$91	55
3523 Atlanta Ter	0.37mi	4/1.5 (+1)	1,150 (-2%)	21mo	$135,000	$117	55
3524 Plantation Dr	0.70mi	4/2.0 (+1)	1,150 (-2%)	5mo	$174,000	$151	54
818 E Scarlett Ln	0.36mi	3/2.0	1,050 (-11%)	16mo	$165,000	$157	51
823 E Bonnie Ln	0.52mi	3/1.5	1,108 (-6%)	16mo	$100,000	$90	50
1010 E Scarlett Ln	0.53mi	3/2.0	1,050 (-11%)	20mo	$165,000	$157	41
3509 Plantation Dr	0.63mi	3/1.5	1,050 (-11%)	12mo	$139,900	$133	40

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 · 6.97% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,343
• Equity at exit: $25,944

10-year hold

• IRR: 11.9%
• Equity multiple: 2.10×
• Total profit: $53,466
• Equity at exit: $15,044

Cash invested: $48,720 (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 29505

• Rents YoY: 7.0%
• Active inventory: 183
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $296

Break-even live

Break-even rent $1,329

Max offer price $174,000

Occupancy floor 78%

Sensitivity live

Price	-10% $394	-5% $345	+0% $296	+5% $247	+10% $197
Rent	-10% $161	-5% $229	+0% $296	+5% $363	+10% $430
Rate	-1.0pp $383	-0.5pp $340	base $296	+0.5pp $251	+1.0pp $205

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $174,000 Active 193 DOM
2. 2026-06-18
   days on market $174,000 Active 192 DOM
3. 2026-06-17
   days on market $174,000 Active 191 DOM
4. 2026-06-16
   days on market $174,000 Active 190 DOM
5. 2026-06-15
   days on market $174,000 Active 189 DOM
6. 2026-06-14
   days on market $174,000 Active 187 DOM
7. 2026-06-13
   days on market $174,000 Active 186 DOM
8. 2026-06-10
   pricedays on market $174,000 Active 184 DOM
9. 2026-06-09
   days on market $184,000 Active 183 DOM
10. 2026-06-08
    days on market $184,000 Active 182 DOM
11. 2026-06-07
    days on market $184,000 Active 181 DOM
12. 2026-06-05
    days on market $184,000 Active 178 DOM
13. 2026-06-02
    days on market $184,000 Active 176 DOM
14. 2026-06-01
    days on market $184,000 Active 175 DOM
15. 2026-05-31
    days on market $184,000 Active 174 DOM
16. 2026-05-30
    days on market $184,000 Active 173 DOM
17. 2026-02-10
    price $184,000
18. 2026-01-23
    price $189,000
19. 2025-12-08
    listed $194,000 Active
20. 2025-10-20
    soldstatus $72,500
21. 1993-12-31
    soldstatus $32,000

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: +$211/yr (+$18/mo · 27.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,444
• − Mortgage interest: −$9,747
• − Property taxes: −$781
• − Insurance: −$870
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$5,062
• Taxable income: $714
• Est. tax owed @ 24.0%: −$171
• After-tax cash flow: $3,379/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: Florence 01
• NCES district ID: 4502130
• Math proficiency: 29% ▼ -10.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $45,782
• Composite: 32.36/100
• National rank: #5737
• State rank: #34 of 80 in SC

Livability — Florence

• Score: 62/100
• State rank: #196
• US rank: #17076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Florence County · 93,345 people
• City population: 93,345
• Metro: Florence, SC
• Population (ZIP): 23,895
• Household income: $67,343
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 559.0

Population outlook (Florence County) Hauer SSP2

• Today (2025): 141,714 people
• By 2030: 142,121 · +0.3%
• By 2040: 141,344 · -0.3%
• By 2050: 139,478 · -1.6%
• By 2075: 132,275 · -6.7%
• By 2100: 118,374 · -16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Black 38% Hispanic / Latino 5% Two or more races 3% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Florence

• 2024 margin: Lean R (+8.0) · D 45.3% · R 53.3% · Other 1.3%
• 2008→2024 swing: -4.8pp toward R · 2008: -3.2pp · 2024: -8.0pp
• All cycles: 2024: R+8.0 2020: R+2.3 2016: R+5.0 2012: R+0.5 2008: R+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.13%
• Current HPI: 177.9352
• Rent YoY: ▲ 6.97%
• Metro: Florence, 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

+475.0% since first listed

5 events — show timeline

• 2026-02-10 Price Changed $184,000 RAGPD
• 2026-01-23 Price Changed $189,000 RAGPD
• 2025-12-08 Listed $194,000 RAGPD
• 2025-10-20 Sold (Public Records) $72,500 Public Records
• 1993-12-31 Sold (Public Records) $32,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $781 · +2.8% YoY. Source: county tax records.