304 E Suena Dr · Florence, SC 29505

$185,000

3 bd · 2.0 ba · 1,742 sqft · SingleFamily public records · 47 Days on market

Built 1977 0.34 ac lot Est $239k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• 1% rule +4.4/10.0
• Rent growth +4.2/5.0
• DSCR +4.1/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors this is for you! Great 3br/3ba S. Florence home that includes a separate space that could be used as a den or 4th bedroom. Renovations have been started, however home will need TLC. Property being sold as-is where is. Great opportunity for a rental or fix and flip. Schedule your private showing for a closer look.

Key facts

• 0.34 acre lot
• Built 1977
• Listed 47 days

Property features AI

Finance

• Other: Lot about 0.34 acre; Located in the Siesta Village subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Approximately 1,987 above-grade finished square feet
• Construction: Brick veneer and wood siding exterior
• Exterior features: Deck; Shingle roof

Interior

• Kitchen: Range
• Flooring: Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Range (kitchen appliance); Laminate flooring; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $7 ($84/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 $173k (6.2% below list).
• Recommended offer: $173k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Mclaurin Elementary (math 27% / reading 43%, grade F, #339 of 597 statewide, top 57%, 957 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); 185 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).
• This rent runs 31% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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; 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 $173,444 (6.2% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.94% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $238,654
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Dorado Dr	0.10mi	3/2.5	1,948 (+12%)	1mo	$195,000	$100	73
1442 E Siesta Dr	0.22mi	4/3.0 (+1)	1,892 (+9%)	6mo	$259,000	$137	61
405 Olde Colony Dr	0.75mi	3/2.0	1,837 (+6%)	23mo	$266,000	$145	37

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: -11.4%
• Equity multiple: 0.57×
• Total profit: $-22,251
• Equity at exit: $27,584

10-year hold

• IRR: 3.1%
• Equity multiple: 1.26×
• Total profit: $13,602
• Equity at exit: $15,995

Cash invested: $51,800 (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: 185
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,734 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$316 /mo · $3,792/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $7

Break-even live

Break-even rent $1,726

Max offer price $185,000

Occupancy floor 95%

Sensitivity live

Price	-10% $112	-5% $59	+0% $7	+5% $-45	+10% $-98
Rent	-10% $-130	-5% $-62	+0% $7	+5% $75	+10% $144
Rate	-1.0pp $100	-0.5pp $54	base $7	+0.5pp $-41	+1.0pp $-90

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $185,000 Active 47 DOM
2. 2026-06-19
   days on market $185,000 Active 45 DOM
3. 2026-06-18
   days on market $185,000 Active 44 DOM
4. 2026-06-17
   days on market $185,000 Active 43 DOM
5. 2026-06-16
   days on market $185,000 Active 42 DOM
6. 2026-06-15
   days on market $185,000 Active 41 DOM
7. 2026-06-14
   days on market $185,000 Active 39 DOM
8. 2026-06-13
   days on market $185,000 Active 38 DOM
9. 2026-06-10
   days on market $185,000 Active 36 DOM
10. 2026-06-09
    days on market $185,000 Active 35 DOM
11. 2026-06-08
    days on market $185,000 Active 34 DOM
12. 2026-06-07
    days on market $185,000 Active 33 DOM
13. 2026-06-05
    days on market $185,000 Active 30 DOM
14. 2026-06-02
    days on market $185,000 Active 28 DOM
15. 2026-06-01
    days on market $185,000 Active 27 DOM
16. 2026-05-31
    days on market $185,000 Active 26 DOM
17. 2026-05-30
    days on market $185,000 Active 25 DOM
18. 2026-05-05
    listed $185,000 Active
19. 2023-04-03
    soldstatus $176,500
20. 2023-03-31
    soldstatus 324-char remark

    Show marketing remark (324 chars)

    Investors this is for you! Great 3br/3ba S. Florence home that includes a separate space that could be used as a den or 4th bedroom. Renovations have been started, however home will need TLC. Property being sold as-is where is. Great opportunity for a rental or fix and flip. Schedule your private showing for a closer look.

21. 2022-12-07
    listed $177,000 324-char remark

    Show marketing remark (324 chars)

    Investors this is for you! Great 3br/3ba S. Florence home that includes a separate space that could be used as a den or 4th bedroom. Renovations have been started, however home will need TLC. Property being sold as-is where is. Great opportunity for a rental or fix and flip. Schedule your private showing for a closer look.

22. 2022-09-26
    listed $290,000
23. 2003-01-31
    soldstatus $114,000

ⓘ 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: $3,792 · $316/mo
• Projected year-2 tax: $3,792 · $316/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 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: $20,813
• − Mortgage interest: −$10,363
• − Property taxes: −$3,792
• − Insurance: −$925
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$5,382
• Taxable loss: −$2,978
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $799/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

+62.3% since first listed

6 events — show timeline

• 2026-05-05 Listed $185,000 RAGPD
• 2023-04-03 Sold (Public Records) $176,500 Public Records
• 2023-03-31 Sold (MLS) — RAGPD
• 2022-12-07 Listed $177,000 RAGPD
• 2022-09-26 Listed $290,000 RAGPD
• 2003-01-31 Sold (Public Records) $114,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $3,792 · +3.4% YoY. Source: county tax records.