904 Waverly Ave · Florence, SC 29501

$89,500

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 341 Days on market

Built 1947 Fair condition 9,148 sqft lot $96/sqft · 43% below area Est $156k · 43% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Starter Home or Investment Property - Interior Recently Refreshed - Unit Less Than 5YO - Termite Bond - Large Yard - Close to Everything in Downtown Florence

Key facts

• Spacious yard
• Near schools
• Near shopping

Tags

• SPACIOUS YARD
• OUTDOOR LIVING
• CONVENIENTLY LOCATED
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 4.3% 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: Briggs Elementary (math 37% / reading 48%, grade F, #252 of 597 statewide, top 43%, 434 students, 73% FRL); Williams Middle (math 23% / reading 46%, grade F, #107 of 229 statewide, top 47%, 836 students, 100% FRL); Wilson High (math 52% / reading 75%, grade B-, #95 of 196 statewide, top 49%, 1,365 students, 100% FRL) — zoned schools average 91% FRL vs 57% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 440 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 341 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $26k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $90k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 341 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.38% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.86%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (median comp): $155,779
• List price: $89,500
• Delta: -42.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 N Schofield St	0.55mi	3/1.0	1,000 (+8%)	12mo	$165,000	$165	52
1306 W Palmetto St	0.56mi	2/1.0 (-1)	979 (+6%)	10mo	$168,000	$172	51
506 Sanborn St	0.66mi	3/2.0	950 (+2%)	16mo	$115,000	$121	48
805 W Cedar St	0.66mi	2/1.0 (-1)	927 (-0%)	21mo	$159,000	$172	47
424 Manor Cir	0.68mi	2/1.0 (-1)	870 (-6%)	7mo	$128,900	$148	47
411 Manor Cir	0.63mi	2/1.0 (-1)	870 (-6%)	16mo	$123,500	$142	41
913 Chestnut St	0.55mi	2/1.0 (-1)	1,003 (+8%)	20mo	$105,000	$105	40
911 Chestnut St	0.55mi	2/2.0 (-1)	840 (-10%)	18mo	$75,000	$89	35
1319 Jackson Ave	0.70mi	2/2.0 (-1)	864 (-7%)	16mo	$59,000	$68	33

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 · 4.7% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.56×
• Total profit: $14,038
• Equity at exit: $13,345

10-year hold

• IRR: 23.8%
• Equity multiple: 3.21×
• Total profit: $55,284
• Equity at exit: $7,738

Cash invested: $25,060 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 10 under contract
• Months of supply: 13.5 mo (7%/mo absorbed)
• Median asking: $129,900 ($139/sqft)
• Median days on market: 105 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +20.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29501

• Rents YoY: 4.7%
• Active inventory: 440
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$469
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $415

Break-even live

Break-even rent $709

Max offer price $89,500

Occupancy floor 61%

Sensitivity live

Price	-10% $465	-5% $440	+0% $415	+5% $389	+10% $364
Rent	-10% $317	-5% $366	+0% $415	+5% $463	+10% $512
Rate	-1.0pp $460	-0.5pp $437	base $415	+0.5pp $391	+1.0pp $368

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: $22,375
• Closing costs: $2,685
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 S Guerry St Unit C Florence, SC	2.0	1.0	696	$1,250	$1.80	5d	1	0.27mi
953 Dixie St Florence, SC	3.0	1.0	999	$1,200	$1.20	5d	1	0.53mi
230 N Coit St Florence, SC	2.0–3.0	2.0–3.0	1035	$1,127	$1.09	2d	19	0.75mi
515 Hickory St Florence, SC	2.0	1.0	1000	$1,150	$1.15	5d	1	0.81mi
706 S Edisto Dr Florence, SC	2.0	1.5	600	$1,100	$1.83	5d	1	0.81mi
1321 Dixie St Florence, SC	2.0	1.0	798	$925	$1.16	5d	1	0.86mi
511 Seneca Dr Florence, SC	2.0	1.0	812	$975	$1.20	5d	1	0.95mi
319 Revell Dr Unit G Florence, SC	2.0	1.0	950	$1,100	$1.16	5d	1	1.13mi
730 S Dargan St Florence, SC	2.0	1.0	990	$850	$0.86	2d	1	1.34mi
1119 Brunwood Dr Florence, SC	3.0	1.5	1116	$1,200	$1.08	5d	1	1.40mi

Property features AI

Finance

• Other: Lot about 0.21 acresLocated in the CITY subdivision

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential propertyApproximately 928 above-grade finished area
• Construction: Vinyl sidingBuilt on crawl space
• Exterior features: Front porchShingle roof

Interior

• Kitchen: Range
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heatingCeiling fan cooling
• Interior features: RangeWood flooringCrawl space basement

Listing history 50 events

1. 2026-07-21
   days on market $89,500 Active 341 DOM
2. 2026-07-18
   days on market $89,500 Active 338 DOM
3. 2026-07-16
   days on market $89,500 Active 336 DOM
4. 2026-07-16
   days on market $89,500 Active 335 DOM
5. 2026-07-14
   days on market $89,500 Active 334 DOM
6. 2026-07-13
   days on market $89,500 Active 333 DOM
7. 2026-07-12
   days on market $89,500 Active 332 DOM
8. 2026-07-11
   days on market $89,500 Active 331 DOM
9. 2026-07-10
   days on market $89,500 Active 330 DOM
10. 2026-07-09
    days on market $89,500 Active 329 DOM
11. 2026-07-08
    days on market $89,500 Active 328 DOM
12. 2026-07-07
    days on market $89,500 Active 327 DOM
13. 2026-07-06
    days on market $89,500 Active 326 DOM
14. 2026-07-05
    days on market $89,500 Active 325 DOM
15. 2026-07-04
    days on market $89,500 Active 324 DOM
16. 2026-07-03
    days on market $89,500 Active 323 DOM
17. 2026-07-02
    days on market $89,500 Active 322 DOM
18. 2026-07-01
    days on market $89,500 Active 321 DOM
19. 2026-06-30
    days on market $89,500 Active 320 DOM
20. 2026-06-29
    days on market $89,500 Active 319 DOM
21. 2026-06-28
    days on market $89,500 Active 318 DOM
22. 2026-06-28
    days on market $89,500 Active 317 DOM
23. 2026-06-27
    days on market $89,500 Active 316 DOM
24. 2026-06-26
    days on market $89,500 Active 315 DOM
25. 2026-06-23
    days on market $89,500 Active 312 DOM
26. 2026-06-22
    days on market $89,500 Active 311 DOM
27. 2026-06-19
    days on market $89,500 Active 309 DOM
28. 2026-06-18
    days on market $89,500 Active 308 DOM
29. 2026-06-17
    days on market $89,500 Active 307 DOM
30. 2026-06-16
    days on market $89,500 Active 306 DOM
31. 2026-06-15
    days on market $89,500 Active 305 DOM
32. 2026-06-14
    days on market $89,500 Active 303 DOM
33. 2026-06-13
    days on market $89,500 Active 302 DOM
34. 2026-06-10
    days on market $89,500 Active 300 DOM
35. 2026-06-09
    days on market $89,500 Active 299 DOM
36. 2026-06-08
    days on market $89,500 Active 298 DOM
37. 2026-06-07
    pricedays on market $89,500 Active 297 DOM
38. 2026-06-05
    days on market $94,000 Active 294 DOM
39. 2026-06-02
    days on market $94,000 Active 292 DOM
40. 2026-06-01
    days on market $94,000 Active 291 DOM
41. 2026-05-31
    days on market $94,000 Active 290 DOM
42. 2026-05-30
    days on market $94,000 Active 289 DOM
43. 2026-02-11
    price $94,000
44. 2025-11-14
    status Active
45. 2025-09-22
    historical Active Under Contract
46. 2025-09-04
    price $99,000
47. 2025-08-14
    listed $115,000 Active
48. 2019-06-13
    soldstatus $53,500
49. 2015-09-03
    soldstatus $28,000
50. 2015-09-01
    soldstatus 163-char remark

    Show marketing remark (163 chars)

    Great Starter Home or Investment Property - Interior Recently Refreshed - Unit Less Than 5YO - Termite Bond - Large Yard - Close to Everything in Downtown Florence

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $643 · $54/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $14,809
• − Mortgage interest: −$5,013
• − Property taxes: −$643
• − Insurance: −$448
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$2,604
• Taxable income: $3,732
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $4,081/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $23,200–$41,760 screening

This home is in fair condition with major repairs needed to the roof and siding, as well as maintenance required for the landscaping and fencing. The home has potential for significant value increase with these repairs and improvements.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — roof appears damaged and missing shingles
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — windows appear old and possibly not sealed properly
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — electrical panel appears old and possibly not up to code
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — exterior siding appears damaged and possibly not up to code

Repairs flagged

• Major roof — The roof appears to be in poor condition with visible damage and potential leaks.
• Major siding — The siding is peeling and in need of repainting.
• Major landscaping — The landscaping is overgrown and requires trimming and maintenance.
• Major fencing — The fencing is in poor condition and may need repair or replacement.

Value-add opportunities

• Both repairing the roof and siding — Repairing the roof and siding will improve the overall condition of the home and make it more attractive to potential buyers or renters. ↑
• Both trimming the landscaping and repairing the fencing — Trimming the landscaping and repairing the fencing will improve the curb appeal and make the home more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Briggs Elementary F SC #252/597 Nat'l #17,692/41,679 Middle Williams Middle F SC #107/229 Nat'l #7,581/14,009 High Wilson High B- SC #95/196 Nat'l #3,101/17,239

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

C Composite livability gradescore 62/100

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

• Census place: Florence, SC
• County: Florence County · 141,714 people
• City population: 93,345
• Metro: Florence, SC
• Population (ZIP): 48,673
• Household income: $71,671
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 15% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Asian 3% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

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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: ▼ -181.85%
• Current HPI: 171.4154
• Rent YoY: ▲ 4.70%
• Metro: Florence, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Lot about 0.21 acresLocated in the CITY subdivision

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential propertyApproximately 928 above-grade finished area
• Construction: Vinyl sidingBuilt on crawl space
• Exterior features: Front porchShingle roof

Interior

• Kitchen: Range
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heatingCeiling fan cooling
• Interior features: RangeWood flooringCrawl space basement

Price history

+291.7% since first listed

10 events — show timeline

• 2026-02-11 Price Changed $94,000 RAGPD
• 2025-11-14 Relisted — RAGPD
• 2025-09-22 Contingent — RAGPD
• 2025-09-04 Price Changed $99,000 RAGPD
• 2025-08-14 Listed $115,000 RAGPD
• 2019-06-13 Sold (Public Records) $53,500 Public Records
• 2015-09-03 Sold (Public Records) $28,000 Public Records
• 2015-09-01 Sold (MLS) — RAGPD
• 2015-06-09 Listed $37,500 RAGPD
• 1998-10-31 Sold (Public Records) $24,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $643 · +6.2% YoY. Source: county tax records.