132 N Pine Court Cir · Florence, SC
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $783 – $1,453
Heat risk 7/10 · Major
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 80.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +23.6/30.0
- ARV discount +15.0/15.0
- DSCR +7.6/10.0
- 1% rule +6.1/10.0
- Condition / age +4.0/5.0
- Schools +3.8/10.0
- Livability +3.1/5.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$119,900
132 N Pine Court Cir · Florence, SC 29506
3 bd · 1.0 ba · 1,200 sqft · SingleFamily
· 205 Days on market
Built 1960
0.46 ac lot
1-car garage
$100/sqft
· 32% below area
Est $177k · 32% under
↓ 8% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Seller has completed these Renovations Replaced Floor Joists and Subfloor in great room and Kitchen both, 3years ago due to water damage.
Key facts
- New breaker panel
- New kitchen cabinets
- New laminate floors
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/1.0-bath single-family listed at $120k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $227 ($3k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $120k).
- Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
- Cap rate 8.6% 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: Theodore Lester Elementary (math 11% / reading 21%, grade F, #538 of 597 statewide, top 90%, 265 students, 100% 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 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: 91 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).
- This rent runs 40% of the median local income ($40k/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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
Negotiation context
- It's been on market 205 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
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
$105,512
(12.0% below list)
Questions for the listing agent
- It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.11% ✓
- Cap rate
- 8.57%
- Cash-on-cash
- 8.12%
- DSCR
- 1.36
- GRM
- 7.5
CMA / ARV
- ARV (median comp)
- $177,405
- List price
- $119,900
- Delta
- -32.41%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 10 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 3008 Sammys Ln | 0.19mi | 4/3.0 (+1) | 1,308 (+9%) | 15mo | $195,000 | $149 | 50 |
| 201 S Wellington St | 0.68mi | 3/3.5 | 1,168 (-3%) | 12mo | $138,200 | $118 | 44 |
| 3611 Carroll Dr | 0.96mi | 3/2.0 | 1,176 (-2%) | 18mo | $171,500 | $146 | 43 |
| 854 Cribb St | 1.12mi | 3/2.0 | 1,248 (+4%) | 18mo | $199,999 | $160 | 39 |
| 3508 E King Henry Dr | 0.77mi | 3/1.5 | 1,100 (-8%) | 13mo | $161,000 | $146 | 38 |
| 3300 E Linda Dr | 0.43mi | 3/1.0 | 1,416 (+18%) | 20mo | $60,000 | $42 | 38 |
| 412 Newport Dr | 0.73mi | 3/1.5 | 1,045 (-13%) | 5mo | $180,000 | $172 | 38 |
| 305 S Lansdale Dr | 0.80mi | 3/1.5 | 1,290 (+8%) | 16mo | $129,900 | $101 | 37 |
| 3606 Carroll Dr | 0.91mi | 3/1.5 | 1,300 (+8%) | 14mo | $155,000 | $119 | 37 |
| 3209 E Amherst Dr | 0.61mi | 3/2.0 | 1,375 (+15%) | 14mo | $188,850 | $137 | 31 |
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
- -3.9%
- Equity multiple
- 0.85×
- Total profit
- $-4,949
- Equity at exit
- $17,877
10-year hold
- IRR
- 5.8%
- Equity multiple
- 1.43×
- Total profit
- $14,392
- Equity at exit
- $10,367
Cash invested: $33,572 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 3 active · 1 under contract
- Months of supply
- 18.0 mo (6%/mo absorbed)
- Median asking
- $135,000 ($106/sqft)
- Median days on market
- 68 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +39.8% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 29506
- Home prices YoY
- -24.9%
- Active inventory
- 91
- Price-to-rent
- 7.5×
Monthly cashflow live
↻
- Estimated rent
- $1,336 medium interval (Pro) →
- Mortgage (P&I)
- −$629
- Tax est. 1.5%
- −$150 /mo · $1,798/yr
- Insurance
- −$50
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$281
- Net cashflow
- $227
Break-even live
Break-even rent
$1,049
Max offer price
$119,900
Occupancy floor
78%
Sensitivity live
| Price | -10% $310 | -5% $268 | +0% $227 | +5% $186 | +10% $144 |
|---|---|---|---|---|---|
| Rent | -10% $121 | -5% $174 | +0% $227 | +5% $280 | +10% $333 |
| Rate | -1.0pp $287 | -0.5pp $258 | base $227 | +0.5pp $196 | +1.0pp $164 |
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
- $29,975
- Closing costs
- $3,597
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 1 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 203 S Wellington Dr Florence, SC | 3.0 | 1.5 | 1482 | $1,600 | $1.08 | 5d | 1 | 0.71mi |
Property features AI
Finance
- Other
- Lot size approximately 0.46 acreAbove-grade finished area listed as 1,200
Exterior
- Parking
- Detached 1-car garage
- Utilities
- Public waterSeptic tank sewer
- Home design
- Single-family residenceResidential propertyLocated in the Glendale subdivision
- Construction
- Brick veneer exteriorBuilt with a crawl space foundation
- Exterior features
- Shingle roof
Interior
- Kitchen
- DishwasherRange
- Flooring
- Laminate flooring
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Heat pump heating
- Interior features
- Fireplace in the denStorage space
Listing history 50 events
-
2026-09-24days on market $119,900 Active 205 DOM
-
2026-09-22days on market $119,900 Active 204 DOM
-
2026-09-20days on market $119,900 Active 202 DOM
-
2026-09-19days on market $119,900 Active 201 DOM
-
2026-09-18days on market $119,900 Active 200 DOM
-
2026-09-17days on market $119,900 Active 199 DOM
-
2026-09-16days on market $119,900 Active 198 DOM
-
2026-09-15days on market $119,900 Active 197 DOM
-
2026-09-14days on market $119,900 Active 196 DOM
-
2026-09-13days on market $119,900 Active 195 DOM
-
2026-09-12days on market $119,900 Active 194 DOM
-
2026-09-11days on market $119,900 Active 193 DOM
-
2026-09-05days on market $119,900 Active 187 DOM
-
2026-09-04days on market $119,900 Active 186 DOM
-
2026-09-03days on market $119,900 Active 185 DOM
-
2026-09-02days on market $119,900 Active 184 DOM
-
2026-08-30days on market $119,900 Active 181 DOM
-
2026-08-29days on market $119,900 Active 180 DOM
-
2026-08-28days on market $119,900 Active 179 DOM
-
2026-08-27days on market $119,900 Active 178 DOM
-
2026-08-25days on market $119,900 Active 176 DOM
-
2026-08-24days on market $119,900 Active 175 DOM
-
2026-08-23days on market $119,900 Active 174 DOM
-
2026-08-22days on market $119,900 Active 173 DOM
-
2026-08-21days on market $119,900 Active 172 DOM
-
2026-08-20days on market $119,900 Active 171 DOM
-
2026-08-19days on market $119,900 Active 170 DOM
-
2026-08-18days on market $119,900 Active 169 DOM
-
2026-08-17days on market $119,900 Active 168 DOM
-
2026-08-16days on market $119,900 Active 167 DOM
-
2026-08-15days on market $119,900 Active 166 DOM
-
2026-08-14days on market $119,900 Active 165 DOM
-
2026-08-13days on market $119,900 Active 164 DOM
-
2026-08-12days on market $119,900 Active 163 DOM
-
2026-08-11days on market $119,900 Active 162 DOM
-
2026-08-10days on market $119,900 Active 161 DOM
-
2026-08-09days on market $119,900 Active 160 DOM
-
2026-08-08days on market $119,900 Active 159 DOM
-
2026-08-07days on market $119,900 Active 158 DOM
-
2026-08-06days on market $119,900 Active 157 DOM
-
2026-08-05days on market $119,900 Active 156 DOM
-
2026-08-04days on market $119,900 Active 155 DOM
-
2026-08-03days on market $119,900 Active 154 DOM
-
2026-07-31days on market $119,900 Active 151 DOM
-
2026-07-30days on market $119,900 Active 150 DOM
-
2026-07-29days on market $119,900 Active 149 DOM
-
2026-07-27days on market $119,900 Active 147 DOM
-
2026-07-25days on market $119,900 Active 145 DOM
-
2026-07-23days on market $119,900 Active 143 DOM
-
2026-07-22days on market $119,900 Active 142 DOM
ⓘ 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 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,035
- − Mortgage interest
- −$6,716
- − Property taxes
- −$1,798
- − Insurance
- −$600
- − Repairs & maintenance
- −$1,283
- − Management
- −$1,283
- − Depreciation
- −$3,488
- Taxable income
- $867
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$208
- After-tax cash flow
- $2,516/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
80/100
Cosmetic rehab
Est. rehab $6,000–$18,000 screening
This home has been recently renovated with new cabinets, laminate flooring, and appliances, making it move-in ready with good curb appeal.
Value-add opportunities
- Both Painting exterior siding — Enhances curb appeal and value ↑
- Both Landscaping — Improves curb appeal and enhances property value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic 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 38/100
Zoned Schools
Elementary
Theodore Lester Elementary
F
SC #538/597
Nat'l #36,039/41,679
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
- County
- Florence County · 141,714 people
- City population
- 93,345
- Metro
- Florence, SC
- Population (ZIP)
- 20,777
- Household income
- $40,311
- Rent vs Own
- Severe rent burden
- 14% of renters
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
- Majority Black (62%)
- Race & ethnicity
- Black 62% White 31% Hispanic / Latino 4% Two or more races 2%
- Common ancestry
- Italian 1% Slovak 1% Serbian 1%
- Foreign-born
- 2% · Canada
- Languages at home
- 96% English-only · Spanish 3%
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
- ▼ -53.04%
- Current HPI
- 160.2967
- Rent YoY
- —
- 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
-7.7% since first listed2 events — show timeline
- 2026-05-14 Price Changed $119,900 RAGPD
- 2026-03-02 Listed $129,900 RAGPD
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…