132 N Pine Court Cir · Florence, SC 29506

$119,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily · 251 Days on market

Built 1960 Good condition 0.46 ac lot 1-car garage $100/sqft · 32% below area Est $177k · 32% under ↓ 8% since listing

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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
• 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

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

• REPLACED FLOOR JOISTS
• REPLACED SUBFLOOR
• REWIRED ALL RECEPTACLES
• NEW BREAKER PANEL
• NEW KITCHEN CABINETS
• NEW LAMINATE FLOORS

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 $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.5% 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: 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: 134 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).
• At $1,660/mo this rent would consume 49% of the median local household income ($40k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 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

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $177,347
• List price: $119,900
• Delta: -32.39%
• 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%)	17mo	$195,000	$149	49
201 S Wellington St	0.68mi	3/3.5	1,168 (-3%)	14mo	$138,200	$118	42
3611 Carroll Dr	0.96mi	3/2.0	1,176 (-2%)	20mo	$171,500	$146	41
854 Cribb St	1.12mi	3/2.0	1,248 (+4%)	20mo	$199,999	$160	38
3508 E King Henry Dr	0.77mi	3/1.5	1,100 (-8%)	14mo	$161,000	$146	37
3300 E Linda Dr	0.43mi	3/1.0	1,416 (+18%)	22mo	$60,000	$42	37
412 Newport Dr	0.73mi	3/1.5	1,045 (-13%)	7mo	$180,000	$172	37
305 S Lansdale Dr	0.80mi	3/1.5	1,290 (+8%)	17mo	$129,900	$101	36
3606 Carroll Dr	0.91mi	3/1.5	1,300 (+8%)	16mo	$155,000	$119	36
3209 E Amherst Dr	0.61mi	3/2.0	1,375 (+15%)	16mo	$188,850	$137	30

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: 8.6%
• Equity multiple: 1.34×
• Total profit: $11,327
• Equity at exit: $17,877

10-year hold

• IRR: 17.8%
• Equity multiple: 2.48×
• Total profit: $49,535
• 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.

Methodology + full state rankings →

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Median asking: $153,950 ($142/sqft)
• Median days on market: 78 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.2% vs 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: 134
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $482

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 66%

Sensitivity live

Price	-10% $565	-5% $524	+0% $482	+5% $441	+10% $400
Rent	-10% $351	-5% $417	+0% $482	+5% $548	+10% $614
Rate	-1.0pp $543	-0.5pp $513	base $482	+0.5pp $451	+1.0pp $420

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 S Wellington Dr Florence, SC	3.0	1.5	1482	$1,500	$1.01	36d	1	0.71mi
843 Mollhoff Ct Florence, SC	3.0	2.0	1368	$1,775	$1.30	5d	1	1.08mi
3276 Cedar Creek Ln Florence, SC	3.0	2.0	1350	$2,000	$1.48	31d	1	1.12mi
3276 Cedar Creek Ln Florence, SC	3.0	2.0	1350	$2,000	$1.48	10d	1	1.12mi

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

1. 2026-11-08
   days on market $119,900 Active 251 DOM
2. 2026-11-07
   days on market $119,900 Active 250 DOM
3. 2026-11-06
   days on market $119,900 Active 249 DOM
4. 2026-11-05
   days on market $119,900 Active 248 DOM
5. 2026-11-04
   days on market $119,900 Active 247 DOM
6. 2026-11-02
   days on market $119,900 Active 245 DOM
7. 2026-11-01
   days on market $119,900 Active 244 DOM
8. 2026-10-31
   days on market $119,900 Active 243 DOM
9. 2026-10-30
   days on market $119,900 Active 242 DOM
10. 2026-10-29
    days on market $119,900 Active 241 DOM
11. 2026-10-28
    days on market $119,900 Active 240 DOM
12. 2026-10-27
    days on market $119,900 Active 239 DOM
13. 2026-10-26
    days on market $119,900 Active 238 DOM
14. 2026-10-25
    days on market $119,900 Active 237 DOM
15. 2026-10-24
    days on market $119,900 Active 236 DOM
16. 2026-10-23
    days on market $119,900 Active 235 DOM
17. 2026-10-22
    days on market $119,900 Active 234 DOM
18. 2026-10-21
    days on market $119,900 Active 233 DOM
19. 2026-10-20
    days on market $119,900 Active 232 DOM
20. 2026-10-19
    days on market $119,900 Active 231 DOM
21. 2026-10-18
    days on market $119,900 Active 230 DOM
22. 2026-10-17
    days on market $119,900 Active 229 DOM
23. 2026-10-16
    days on market $119,900 Active 228 DOM
24. 2026-10-15
    days on market $119,900 Active 227 DOM
25. 2026-10-14
    days on market $119,900 Active 226 DOM
26. 2026-10-13
    days on market $119,900 Active 225 DOM
27. 2026-10-12
    days on market $119,900 Active 224 DOM
28. 2026-10-11
    days on market $119,900 Active 223 DOM
29. 2026-10-10
    days on market $119,900 Active 222 DOM
30. 2026-10-09
    days on market $119,900 Active 221 DOM
31. 2026-10-08
    days on market $119,900 Active 220 DOM
32. 2026-10-07
    days on market $119,900 Active 219 DOM
33. 2026-10-06
    days on market $119,900 Active 218 DOM
34. 2026-10-05
    days on market $119,900 Active 217 DOM
35. 2026-10-04
    days on market $119,900 Active 216 DOM
36. 2026-10-04
    days on market $119,900 Active 215 DOM
37. 2026-10-02
    days on market $119,900 Active 214 DOM
38. 2026-10-01
    days on market $119,900 Active 213 DOM
39. 2026-09-30
    days on market $119,900 Active 212 DOM
40. 2026-09-29
    days on market $119,900 Active 211 DOM
41. 2026-09-28
    days on market $119,900 Active 210 DOM
42. 2026-09-27
    days on market $119,900 Active 209 DOM
43. 2026-09-26
    days on market $119,900 Active 208 DOM
44. 2026-09-25
    days on market $119,900 Active 207 DOM
45. 2026-09-24
    days on market $119,900 Active 206 DOM
46. 2026-09-24
    days on market $119,900 Active 205 DOM
47. 2026-09-22
    days on market $119,900 Active 204 DOM
48. 2026-09-20
    days on market $119,900 Active 202 DOM
49. 2026-09-19
    days on market $119,900 Active 201 DOM
50. 2026-09-18
    days on market $119,900 Active 200 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

Taxation est. · year 1

• Rental income: $19,915
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$3,488
• Taxable income: $4,127
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $4,800/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

Good 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: 46.2% rent · 53.8% own
• Severe rent burden: 14% 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: Majority Black (62%)
• Race & ethnicity: Black 62% White 31% Hispanic / Latino 4% Two or more races 2%
• Languages at home: 96% English-only · Spanish 3%

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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: ▼ -53.04%
• Current HPI: 160.2967
• Rent YoY: —
• 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 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

Price history

-7.7% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $119,900 RAGPD
• 2026-03-02 Listed $129,900 RAGPD