404 E New St · Timmonsville, SC 29161

$26,900

3 bd · 1.0 ba · 1,606 sqft · SingleFamily public records · 108 Days on market

Built 1950 0.50 ac lot ↓ 14% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 1-bath single-story home full of character and opportunity. Featuring a covered front porch, this property offers the perfect spot to relax and enjoy your morning coffee or unwind in the evening. With solid bones and lots of potential, this home is a fantastic opportunity for anyone looking to add their personal touch.

Key facts

• Covered front porch
• 0.5 acre lot
• Built 1950

Tags

• COVERED FRONT PORCH

Property features AI

Finance

• Other: Listing broker: Carolina Pines Realty Office B; Listing agent: Karen Congilaro (cell: 843-421-6838)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Located in the Country Creek subdivision
• Construction: Vinyl siding; Shingle roof; Built area above grade: 1,606 (finished)
• Exterior features: Front porch

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Vinyl flooring; Has fireplace (2 total); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $24k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#309 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, 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: Brockington Elementary Magnet (301 students, 99% FRL); Henry L. Sneed Middle (math 16% / reading 35%, grade F, #162 of 229 statewide, top 71%, 693 students, 94% FRL); West Florence High (math 57% / reading 88%, grade B+, #46 of 196 statewide, top 24%, 1,807 students, 65% FRL) — zoned schools average 86% FRL vs 57% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 51 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $186 of loan paydown is wiped out by about $807 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,479 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.61% ✓
• Cap rate: 39.35%
• Cash-on-cash: 118.06%
• DSCR: 6.25
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $194,326
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 W Byrd St	0.33mi	2/1.5 (-1)	1,680 (+5%)	6mo	$50,000	$30	65
409 Park St	0.54mi	3/2.0	1,530 (-5%)	3mo	$184,900	$121	60
401 W Byrd St	0.62mi	3/2.0	1,655 (+3%)	5mo	$98,500	$60	58
509 Pinckney St	0.49mi	3/1.5	1,505 (-6%)	20mo	$200,000	$133	48
506 Park St	0.64mi	3/2.0	1,417 (-12%)	2mo	$187,000	$132	44
302 W Byrd St	0.52mi	3/2.5	1,809 (+13%)	18mo	$203,000	$112	34

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: —
• Equity multiple: 6.69×
• Total profit: $42,888
• Equity at exit: $4,011

10-year hold

• IRR: —
• Equity multiple: 14.05×
• Total profit: $98,327
• Equity at exit: $2,326

Cash invested: $7,532 (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 29161

• Home prices YoY: -4.9%
• Active inventory: 51
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$141
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $741

Break-even live

Break-even rent $302

Max offer price $26,900

Occupancy floor 35%

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: $6,725
• Closing costs: $807
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $26,900 Active 108 DOM
2. 2026-06-18
   days on market $26,900 Active 107 DOM
3. 2026-06-17
   days on market $26,900 Active 106 DOM
4. 2026-06-16
   days on market $26,900 Active 105 DOM
5. 2026-06-15
   days on market $26,900 Active 104 DOM
6. 2026-06-14
   days on market $26,900 Active 102 DOM
7. 2026-06-13
   days on market $26,900 Active 101 DOM
8. 2026-06-10
   days on market $26,900 Active 99 DOM
9. 2026-06-09
   days on market $26,900 Active 98 DOM
10. 2026-06-08
    days on market $26,900 Active 97 DOM
11. 2026-06-07
    days on market $26,900 Active 96 DOM
12. 2026-06-05
    pricedays on market $26,900 Active 93 DOM
13. 2026-06-02
    days on market $30,000 Active 91 DOM
14. 2026-06-01
    days on market $30,000 Active 90 DOM
15. 2026-05-31
    days on market $30,000 Active 89 DOM
16. 2026-05-30
    days on market $30,000 Active 88 DOM
17. 2026-04-27
    price $30,000
18. 2026-03-02
    listed $35,000 Active

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,039 · $87/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 15 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: $14,884
• − Mortgage interest: −$1,507
• − Property taxes: −$1,039
• − Insurance: −$134
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$783
• Taxable income: $9,040
• Est. tax owed @ 24.0%: −$2,170
• After-tax cash flow: $6,723/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 — Timmonsville

• Score: 55/100
• State rank: #309
• US rank: #23528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Timmonsville, SC
• Population (ZIP): 10,114

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 (51%)
• Race & ethnicity: White 51% Black 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -11.43%
• Current HPI: 222.6015
• 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

-14.3% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $30,000 RAGPD
• 2026-03-02 Listed $35,000 RAGPD

Property tax history

+3.7%/yr

Latest (2025): $1,039 · +5.8% YoY. Source: county tax records.