901 Franklin Dr · Pamplico, SC 29583

$87,900

3 bd · 1.0 ba · 962 sqft · SingleFamily public records · 205 Days on market

Built 1972 0.76 ac lot Est $130k · 32% under

---

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 +26.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Welcome to this charming 3-bedroom, 1-bath home situated on a spacious lot at the end of a cul-de-sac. This property features a detached 2-car garage, perfect for parking, storage, or workshop space. Enjoy relaxing mornings and evenings on the covered front porch, offering great curb appeal and a comfortable spot to unwind. With its generous outdoor space this home is full of potential inside and out.

Key facts

• Covered front porch
• Spacious lot
• 0.76 acre lot

Tags

• DETACHED 2-CAR GARAGE
• COVERED FRONT PORCH
• SPACIOUS LOT
• GENEROUS OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Septic tank
• Home design: Single family residence; Residential property
• Construction: Brick veneer exterior; 962 above-grade finished square feet
• Exterior features: Front porch; Shingle roof

Interior

• Kitchen: Range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Range; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#186 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Florence 02 (rural): math 21% / reading 32% proficiency, ranked #61 of 80 in SC (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hannah-Pamplico Elementary/Middle (math 21% / reading 28%, grade F, #452 of 597 statewide, top 78%, 761 students, 100% FRL); Hannah Pamplico High (math 75% / reading 95%, grade A, #11 of 196 statewide, top 5%, 307 students, 72% FRL) — zoned schools average 86% FRL vs 59% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 26% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Florence 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 16 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($608 loan paydown + $9k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $88k implies a 60% 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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,352 (12.0% below list)

Questions for the listing agent

1. 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?
2. Built in 1972 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $129,870
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
951 Merritt Dr	0.08mi	3/1.0	1,015 (+6%)	15mo	$137,000	$135	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 3.53×
• Total profit: $62,334
• Equity at exit: $79,187

10-year hold

• IRR: 28.0%
• Equity multiple: 7.99×
• Total profit: $172,099
• Equity at exit: $170,770

Cash invested: $24,612 (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 29583

• Home prices YoY: 8.5%
• Active inventory: 16
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$32 /mo · $384/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $228

Break-even live

Break-even rent $670

Max offer price $87,900

Occupancy floor 71%

Sensitivity live

Price	-10% $277	-5% $252	+0% $228	+5% $203	+10% $178
Rent	-10% $152	-5% $190	+0% $228	+5% $265	+10% $303
Rate	-1.0pp $272	-0.5pp $250	base $228	+0.5pp $205	+1.0pp $182

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $87,900 Active 205 DOM
2. 2026-06-19
   days on market $87,900 Active 203 DOM
3. 2026-06-18
   days on market $87,900 Active 202 DOM
4. 2026-06-17
   days on market $87,900 Active 201 DOM
5. 2026-06-16
   days on market $87,900 Active 200 DOM
6. 2026-06-15
   days on market $87,900 Active 199 DOM
7. 2026-06-14
   days on market $87,900 Active 197 DOM
8. 2026-06-13
   days on market $87,900 Active 196 DOM
9. 2026-06-10
   days on market $87,900 Active 194 DOM
10. 2026-06-09
    days on market $87,900 Active 193 DOM
11. 2026-06-08
    days on market $87,900 Active 192 DOM
12. 2026-06-07
    days on market $87,900 Active 191 DOM
13. 2026-06-05
    pricedays on market $87,900 Active 188 DOM
14. 2026-06-02
    days on market $89,900 Active 186 DOM
15. 2026-06-01
    days on market $89,900 Active 185 DOM
16. 2026-05-31
    days on market $89,900 Active 184 DOM
17. 2026-05-30
    days on market $89,900 Active 183 DOM
18. 2026-04-27
    price $89,900
19. 2026-03-17
    price $94,000
20. 2026-01-09
    price $99,900
21. 2025-11-28
    listed $105,000 Active
22. 2003-06-30
    soldstatus $55,000
23. 2003-03-31
    soldstatus $18,000

ⓘ 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: $384 · $32/mo
• Projected year-2 tax: $501 · $42/mo
• Expected delta: +$117/yr (+$10/mo · 30.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,502
• − Mortgage interest: −$4,924
• − Property taxes: −$384
• − Insurance: −$440
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,557
• Taxable income: $1,357
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,405/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 02
• NCES district ID: 4502160
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $37,185
• Composite: 22.04/100
• National rank: #8199
• State rank: #61 of 80 in SC

Livability — Pamplico

• Score: 62/100
• State rank: #186
• US rank: #16126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,318

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 White (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% 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: ▲ 19.96%
• Current HPI: 255.8019
• Rent YoY: —
• Metro: —
• 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

+399.4% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $89,900 RAGPD
• 2026-03-17 Price Changed $94,000 RAGPD
• 2026-01-09 Price Changed $99,900 RAGPD
• 2025-11-28 Listed $105,000 RAGPD
• 2003-06-30 Sold (Public Records) $55,000 Public Records
• 2003-03-31 Sold (Public Records) $18,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $384 · -2.6% YoY. Source: county tax records.