101 Mullins St · Florence, SC 29506

$115,000

3 bd · 1.5 ba · 1,142 sqft · SingleFamily public records · 56 Days on market

Built 1955 10,454 sqft lot Est $94k · 23% over ↓ 11% since listing

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Why this score? — see what drove the D 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 +19.8/30.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located within minutes of downtown Florence! Situated on a corner lot, this 4 bedroom 2 bath home has had major upgrades in 2024 such as a new metal roof, new LVP, Insulated windows, interior doors, duct work and insulation(the HVAC is 2 years old) , new electrical wiring and fixtures, new water lines and plumbing fixtures, new hot water heater, new stand up shower in master BR, bathroom vanities, just to name a few. This home will surely not last long, so contact your agent today! Sold As is!

Key facts

• Durable metal roof
• Updated hvac system
• New hot water heater

Tags

• UPDATED HVAC SYSTEM
• DURABLE METAL ROOF
• UPDATED PLUMBING
• NEW HOT WATER HEATER
• LOW-MAINTENANCE LVP FLOORING

Property features AI

Finance

• Other: Lot size approximately 0.24 acre; Finished above-grade area approximately 1,142 (value provided)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Metal roof; Built above grade with finished living area
• Exterior features: Deck; Porch

Interior

• Kitchen: Range; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Insulated windows; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: North Vista Elementary (math 12% / reading 28%, grade F, #492 of 597 statewide, top 83%, 464 students, 100% FRL); Williams Middle (math 23% / reading 46%, grade F, #107 of 229 statewide, top 47%, 836 students, 100% FRL); West Florence High (math 57% / reading 88%, grade B+, #46 of 196 statewide, top 24%, 1,807 students, 65% FRL) — zoned schools average 88% FRL vs 57% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 79 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 35% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.
• Current owner paid $85k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $93,644
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 N Dargan St	0.09mi	3/2.0	1,064 (-7%)	4mo	$30,000	$28	79
139 Wingate Ave	0.44mi	3/1.0	1,050 (-8%)	1mo	$155,000	$148	63
337 N Church St	0.33mi	4/2.0 (+1)	1,251 (+10%)	4mo	$147,000	$118	58
1300 Rebecca St	0.66mi	3/1.5	1,122 (-2%)	15mo	$135,000	$120	54
557 Rockmore St	0.49mi	3/1.0	1,200 (+5%)	16mo	$87,000	$73	54
715 N Mcqueen St	0.50mi	3/1.0	996 (-13%)	6mo	$54,000	$54	48
515 W Pennsylvania St	0.66mi	2/1.0 (-1)	1,023 (-10%)	1mo	$55,000	$54	44
1010 Rose St	0.57mi	3/1.0	980 (-14%)	8mo	$80,000	$82	41
515 W Darlington St	0.74mi	3/1.0	1,269 (+11%)	13mo	$115,000	$91	35

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-9,968
• Equity at exit: $17,147

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $2,529
• Equity at exit: $9,943

Cash invested: $32,200 (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: 79
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,178 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $136

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 83%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $115,000 Active 56 DOM
2. 2026-06-18
   days on market $115,000 Active 55 DOM
3. 2026-06-17
   days on market $115,000 Active 54 DOM
4. 2026-06-16
   days on market $115,000 Active 53 DOM
5. 2026-06-15
   days on market $115,000 Active 52 DOM
6. 2026-06-14
   days on market $115,000 Active 50 DOM
7. 2026-06-13
   days on market $115,000 Active 49 DOM
8. 2026-06-10
   days on market $115,000 Active 47 DOM
9. 2026-06-09
   days on market $115,000 Active 46 DOM
10. 2026-06-08
    days on market $115,000 Active 45 DOM
11. 2026-06-07
    days on market $115,000 Active 44 DOM
12. 2026-06-05
    days on market $115,000 Active 41 DOM
13. 2026-06-02
    days on market $115,000 Active 39 DOM
14. 2026-06-01
    days on market $115,000 Active 38 DOM
15. 2026-05-31
    days on market $115,000 Active 37 DOM
16. 2026-05-30
    days on market $115,000 Active 36 DOM
17. 2026-04-24
    listed $115,000 Active
18. 2025-03-24
    soldstatus $85,000
19. 2025-03-17
    soldstatus Closed 498-char remark

    Show marketing remark (498 chars)

    Located within minutes of downtown Florence! Situated on a corner lot, this 4 bedroom 2 bath home has had major upgrades in 2024 such as a new metal roof, new LVP, Insulated windows, interior doors, duct work and insulation(the HVAC is 2 years old) , new electrical wiring and fixtures, new water lines and plumbing fixtures, new hot water heater, new stand up shower in master BR, bathroom vanities, just to name a few. This home will surely not last long, so contact your agent today! Sold As is!

20. 2025-02-08
    historical Active Under Contract 498-char remark

    Show marketing remark (498 chars)

    Located within minutes of downtown Florence! Situated on a corner lot, this 4 bedroom 2 bath home has had major upgrades in 2024 such as a new metal roof, new LVP, Insulated windows, interior doors, duct work and insulation(the HVAC is 2 years old) , new electrical wiring and fixtures, new water lines and plumbing fixtures, new hot water heater, new stand up shower in master BR, bathroom vanities, just to name a few. This home will surely not last long, so contact your agent today! Sold As is!

21. 2025-02-02
    status Active 498-char remark

    Show marketing remark (498 chars)

    Located within minutes of downtown Florence! Situated on a corner lot, this 4 bedroom 2 bath home has had major upgrades in 2024 such as a new metal roof, new LVP, Insulated windows, interior doors, duct work and insulation(the HVAC is 2 years old) , new electrical wiring and fixtures, new water lines and plumbing fixtures, new hot water heater, new stand up shower in master BR, bathroom vanities, just to name a few. This home will surely not last long, so contact your agent today! Sold As is!

22. 2025-02-02
    price $74,000 498-char remark

    Show marketing remark (498 chars)

    Located within minutes of downtown Florence! Situated on a corner lot, this 4 bedroom 2 bath home has had major upgrades in 2024 such as a new metal roof, new LVP, Insulated windows, interior doors, duct work and insulation(the HVAC is 2 years old) , new electrical wiring and fixtures, new water lines and plumbing fixtures, new hot water heater, new stand up shower in master BR, bathroom vanities, just to name a few. This home will surely not last long, so contact your agent today! Sold As is!

23. 2025-02-01
    historical Active Under Contract 498-char remark

    Show marketing remark (498 chars)

    Located within minutes of downtown Florence! Situated on a corner lot, this 4 bedroom 2 bath home has had major upgrades in 2024 such as a new metal roof, new LVP, Insulated windows, interior doors, duct work and insulation(the HVAC is 2 years old) , new electrical wiring and fixtures, new water lines and plumbing fixtures, new hot water heater, new stand up shower in master BR, bathroom vanities, just to name a few. This home will surely not last long, so contact your agent today! Sold As is!

24. 2025-01-26
    listed $90,000 Active 498-char remark

    Show marketing remark (498 chars)

    Located within minutes of downtown Florence! Situated on a corner lot, this 4 bedroom 2 bath home has had major upgrades in 2024 such as a new metal roof, new LVP, Insulated windows, interior doors, duct work and insulation(the HVAC is 2 years old) , new electrical wiring and fixtures, new water lines and plumbing fixtures, new hot water heater, new stand up shower in master BR, bathroom vanities, just to name a few. This home will surely not last long, so contact your agent today! Sold As is!

25. 2024-08-28
    historical $1,000
26. 2024-08-08
    listed $1,000
27. 2024-07-31
    price $129,900
28. 2024-07-31
    price $900
29. 2024-07-09
    listed $129,900 Active

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $14,135
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$3,345
• Taxable loss: −$214
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,681/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

• Census place: Florence, SC
• County: Florence County · 93,345 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: 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

-11.5% since first listed

13 events — show timeline

• 2026-04-24 Listed $115,000 RAGPD
• 2025-03-24 Sold (Public Records) $85,000 Public Records
• 2025-03-17 Sold (MLS) — RAGPD
• 2025-02-08 Contingent — RAGPD
• 2025-02-02 Relisted — RAGPD
• 2025-02-02 Price Changed $74,000 RAGPD
• 2025-02-01 Contingent — RAGPD
• 2025-01-26 Listed $90,000 RAGPD
• 2024-08-28 Rental Removed $1,000 RAGPD
• 2024-08-08 Listed for Rent $1,000 RAGPD
• 2024-07-31 Price Changed $129,900 RAGPD
• 2024-07-31 Price Changed $900 RAGPD
• 2024-07-09 Listed $129,900 RAGPD

Property tax history

-8.3%/yr

Latest (2025): $187 · -68.8% YoY. Source: county tax records.