743 Coventry Lane B7 Ln · Florence, SC 29501

$132,900

2 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 31 Days on market

Built 1993 Est $192k · 31% 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained condo located on the second floor for extra security and privacy. Spacious 2 bedroom, 2 bathroom unit with updated fixtures, appliances, and recently painted interior. Peaceful screened porch is perfect for your morning coffee and winding down in the evenings. Quiet development convenient to schools, shopping, and amenities. Taxes are currently at 6% and will be significantly less as a primary residence. Come take a private tour of this great West Florence condo!

Key facts

• Screened porch
• Conveniently located
• Built 1993

Tags

• SCREENED PORCH
• DURABLE LAMINATE FLOORING
• TILE AND VINYL FINISHES
• GENEROUS CLOSET SPACE
• PRIVATE SCREENED PORCH
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Subdivision: Kent Court
• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium; Residential property
• Construction: Brick veneer and vinyl siding; Shingle roof; 1,176 above-grade finished area
• Exterior features: Patio; Storm doors

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $129k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: John W. Moore Middle (math 32% / reading 49%, grade F, #75 of 229 statewide, top 33%, 1,044 students, 73% FRL); West Florence High (math 57% / reading 88%, grade B+, #46 of 196 statewide, top 24%, 1,807 students, 65% FRL).
• Zoned-school proficiency averages 56% at this address vs 38% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Florence 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 328 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 $919 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $128,913 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $191,688
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
743 Coventry Lane Apt B-5 Ln	0.00mi	2/2.0	1,176 (0%)	10mo	$113,000	$96	92
513 Magna Carta Rd	0.61mi	3/2.0 (+1)	1,288 (+10%)	4mo	$205,000	$159	47
3821 Ashwood Ln	0.53mi	3/2.0 (+1)	1,344 (+14%)	2mo	$219,000	$163	45
3848 Periwinkle Ln	0.36mi	3/2.0 (+1)	1,342 (+14%)	12mo	$225,000	$168	44
3825 Charters Dr	0.75mi	3/2.0 (+1)	1,299 (+10%)	2mo	$210,000	$162	41
3844 Periwinkle Ln	0.37mi	3/2.0 (+1)	1,350 (+15%)	17mo	$229,900	$170	38

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 · 4.7% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,155
• Equity at exit: $19,816

10-year hold

• IRR: 4.4%
• Equity multiple: 1.35×
• Total profit: $12,877
• Equity at exit: $11,491

Cash invested: $37,212 (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 29501

• Rents YoY: 4.7%
• Active inventory: 328
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$179 /mo · $2,142/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $141

Break-even live

Break-even rent $1,178

Max offer price $132,900

Occupancy floor 85%

Sensitivity live

Price	-10% $216	-5% $179	+0% $141	+5% $104	+10% $66
Rent	-10% $34	-5% $88	+0% $141	+5% $195	+10% $248
Rate	-1.0pp $208	-0.5pp $175	base $141	+0.5pp $107	+1.0pp $72

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $132,900 Active 31 DOM
2. 2026-06-18
   days on market $132,900 Active 30 DOM
3. 2026-06-17
   days on market $132,900 Active 29 DOM
4. 2026-06-16
   days on market $132,900 Active 28 DOM
5. 2026-06-15
   days on market $132,900 Active 27 DOM
6. 2026-06-14
   days on market $132,900 Active 25 DOM
7. 2026-06-13
   days on market $132,900 Active 24 DOM
8. 2026-06-10
   days on market $132,900 Active 22 DOM
9. 2026-06-09
   days on market $132,900 Active 21 DOM
10. 2026-06-08
    days on market $132,900 Active 20 DOM
11. 2026-06-07
    days on market $132,900 Active 19 DOM
12. 2026-06-05
    days on market $132,900 Active 16 DOM
13. 2026-06-02
    days on market $132,900 Active 14 DOM
14. 2026-06-01
    days on market $132,900 Active 13 DOM
15. 2026-05-31
    days on market $132,900 Active 12 DOM
16. 2026-05-30
    days on market $132,900 Active 11 DOM
17. 2026-05-19
    listed $139,900 Active
18. 2025-03-26
    historical $1,600
19. 2025-03-24
    historical $1,600
20. 2025-03-09
    listed $1,600
21. 2025-03-06
    listed $1,600
22. 2023-02-23
    soldstatus $96,000
23. 2023-01-27
    historical Active - Contingent
24. 2023-01-21
    listed $99,900 Active
25. 2018-09-27
    soldstatus 488-char remark

    Show marketing remark (488 chars)

    Very well maintained condo located on the second floor for extra security and privacy. Spacious 2 bedroom, 2 bathroom unit with updated fixtures, appliances, and recently painted interior. Peaceful screened porch is perfect for your morning coffee and winding down in the evenings. Quiet development convenient to schools, shopping, and amenities. Taxes are currently at 6% and will be significantly less as a primary residence. Come take a private tour of this great West Florence condo!

26. 2018-03-26
    listed $74,500 488-char remark

    Show marketing remark (488 chars)

    Very well maintained condo located on the second floor for extra security and privacy. Spacious 2 bedroom, 2 bathroom unit with updated fixtures, appliances, and recently painted interior. Peaceful screened porch is perfect for your morning coffee and winding down in the evenings. Quiet development convenient to schools, shopping, and amenities. Taxes are currently at 6% and will be significantly less as a primary residence. Come take a private tour of this great West Florence condo!

27. 2017-04-26
    soldstatus $69,000
28. 2017-04-24
    soldstatus
29. 2017-03-11
    listed $72,500
30. 2002-07-31
    soldstatus $61,000
31. 1997-01-31
    soldstatus $58,500
32. 1995-06-30
    soldstatus $58,500
33. 1994-01-31
    soldstatus $58,400

ⓘ 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: $2,142 · $179/mo
• Projected year-2 tax: $2,142 · $179/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 5/10 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: $16,284
• − Mortgage interest: −$7,444
• − Property taxes: −$2,142
• − Insurance: −$664
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$3,866
• Taxable loss: −$439
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $1,800/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.

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

• County: Florence County · 93,345 people
• City population: 93,345
• Metro: Florence, SC
• Population (ZIP): 48,673
• Household income: $71,671
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1792.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Asian 3% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -181.85%
• Current HPI: 171.4154
• Rent YoY: ▲ 4.70%
• 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

+139.6% since first listed

17 events — show timeline

• 2026-05-19 Listed $139,900 RAGPD
• 2025-03-26 Rental Removed $1,600 ZUMPER1
• 2025-03-24 Rental Removed $1,600 RENT.
• 2025-03-09 Listed for Rent $1,600 ZUMPER1
• 2025-03-06 Listed for Rent $1,600 RENT.
• 2023-02-23 Sold (Public Records) $96,000 Public Records
• 2023-01-27 Contingent — Consolidated MLS
• 2023-01-21 Listed $99,900 Consolidated MLS
• 2018-09-27 Sold (MLS) — RAGPD
• 2018-03-26 Listed $74,500 RAGPD
• 2017-04-26 Sold (Public Records) $69,000 Public Records
• 2017-04-24 Sold (MLS) — RAGPD
• 2017-03-11 Listed $72,500 RAGPD
• 2002-07-31 Sold (Public Records) $61,000 Public Records
• 1997-01-31 Sold (Public Records) $58,500 Public Records
• 1995-06-30 Sold (Public Records) $58,500 Public Records
• 1994-01-31 Sold (Public Records) $58,400 Public Records

Property tax history

+19.6%/yr

Latest (2025): $2,142 · +3.3% YoY. Source: county tax records.