12 Bayswater Rd · Quinby, SC 29506

$159,900

4 bd · 2.0 ba · 2,499 sqft · SingleFamily public records · 157 Days on market

Built 1960 0.57 ac lot Est $300k · 47% 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).

• Cash flow +15.8/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision and creativity to this two-story brick fixer-upper offering endless potential for the right buyer. This spacious home features approximately 2,400 square feet, 4 bedrooms, and 2 full baths, making it an ideal canvas for a complete transformation. The solid brick construction provides a strong foundation for a full renovation and value-add opportunity. Situated on a generous 0.57-acre lot, the property also includes a 22x34 detached structure in the backyard—perfect for conversion into an in-law suite, man cave, hobby shop, home office, or guest quarters. With ample space inside and out, this property offers flexibility for both investors and homeowners looking to cus

Key facts

• Detached structure
• 0.57 acre lot
• 0.57 acre lot

Tags

• SOLID BRICK CONSTRUCTION
• 0.57 ACRE LOT
• DETACHED STRUCTURE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories; Residential property
• Construction: Brick veneer construction; Built above grade with finished living area (approx. 2,499)
• Exterior features: Shingle roof; Workshop (separate structure)

Interior

• Kitchen: Dishwasher; Oven
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Fireplace in the living room; Storage

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $73 ($873/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 $132k (17.7% below list).
• Recommended offer: $132k (17.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#27 in SC, #4,126 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute 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: Henry Timrod Elementary (math 15% / reading 32%, grade F, #467 of 597 statewide, top 78%, 282 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: 82 active listings in the ZIP; lower-income renter base — watch delinquency; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).
• This rent runs 39% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $89k; list at $160k implies a 80% 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; 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 $131,522 (17.7% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 18% 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. 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: 0.82% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $299,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Wildwood Dr	0.59mi	4/3.0	2,739 (+10%)	18mo	$330,000	$120	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-21,343
• Equity at exit: $23,842

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-12,886
• Equity at exit: $13,825

Cash invested: $44,772 (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 29506

• Home prices YoY: -24.9%
• Active inventory: 82
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $73

Break-even live

Break-even rent $1,223

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $163	-5% $118	+0% $73	+5% $27	+10% $-18
Rent	-10% $-31	-5% $21	+0% $73	+5% $125	+10% $177
Rate	-1.0pp $153	-0.5pp $113	base $73	+0.5pp $31	+1.0pp $-11

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $159,900 Active 157 DOM
2. 2026-06-19
   days on market $159,900 Active 155 DOM
3. 2026-06-18
   days on market $159,900 Active 154 DOM
4. 2026-06-17
   days on market $159,900 Active 153 DOM
5. 2026-06-16
   days on market $159,900 Active 152 DOM
6. 2026-06-15
   days on market $159,900 Active 151 DOM
7. 2026-06-14
   days on market $159,900 Active 149 DOM
8. 2026-06-13
   days on market $159,900 Active 148 DOM
9. 2026-06-10
   days on market $159,900 Active 146 DOM
10. 2026-06-09
    days on market $159,900 Active 145 DOM
11. 2026-06-08
    days on market $159,900 Active 144 DOM
12. 2026-06-07
    days on market $159,900 Active 143 DOM
13. 2026-06-05
    days on market $159,900 Active 140 DOM
14. 2026-06-02
    days on market $159,900 Active 138 DOM
15. 2026-06-01
    days on market $159,900 Active 137 DOM
16. 2026-05-31
    days on market $159,900 Active 136 DOM
17. 2026-05-30
    days on market $159,900 Active 135 DOM
18. 2026-05-18
    price $159,900
19. 2026-04-06
    price $174,900
20. 2026-01-14
    listed $199,900 Active
21. 1998-08-31
    soldstatus $89,000

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$178/yr (+$15/mo · 24.3%)

ⓘ 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 ≥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: $15,783
• − Mortgage interest: −$8,957
• − Property taxes: −$734
• − Insurance: −$800
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$4,652
• Taxable loss: −$1,884
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $1,325/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 — Quinby

• Score: 75/100
• State rank: #27
• US rank: #4126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quinby, SC
• County: Florence County · 93,345 people
• Metro: Florence, SC
• Population (ZIP): 20,777
• Household income: $40,311
• Rent vs Own: 46.2% rent · 53.8% own
• Severe rent burden: 876.0

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: 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

+79.7% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $159,900 RAGPD
• 2026-04-06 Price Changed $174,900 RAGPD
• 2026-01-14 Listed $199,900 RAGPD
• 1998-08-31 Sold (Public Records) $89,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $734 · +9.5% YoY. Source: county tax records.