2824 Boardwalk · Florence, SC 29505

$100,000

3 bd · 1.0 ba · 1,120 sqft · Land · 31 Days on market

Built 2000 0.29 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three bedroom manufactured home, 2000 Redman, 28'x40', formerly rented for $825 and now vacant. This home is ready for a new investment property owner or a homeowner that is willing to make it their own. With some TLC (paint, carpet, floor repair, cleaning), this could be another great investment or nice affordable home. This home offers a large kitchen and convenient breakfast bar overlooking the vaulted ceiling family room. Includes a deck and storage building behind the home. This property conveys As-Is/Where Is and seller will not make any repairs. Come see it and make a reasonable offer.

Key facts

• Storage building
• Large kitchen
• Deck

Tags

• LARGE KITCHEN
• BREAKFAST BAR
• VAULTED CEILING FAMILY ROOM
• DECK
• STORAGE BUILDING

Property features AI

Finance

• Other: Located in Fenwick Grove subdivision; Lot size approximately 0.29 acre; Above-grade finished area approximately 1,120

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: Greenwood Elementary (math 25% / reading 35%, grade F, #394 of 597 statewide, top 66%, 542 students, 100% FRL); Southside Middle (math 18% / reading 38%, grade F, #146 of 229 statewide, top 64%, 1,100 students, 100% FRL); South Florence High (math 58% / reading 86%, grade B+, #48 of 196 statewide, top 26%, 1,643 students, 77% FRL) — zoned schools average 92% FRL vs 57% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.0%/yr); 183 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).
• This rent runs 30% of the median local income ($67k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $100k implies a 807% 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; major 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 $97,000 (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: 1.69% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.07%
• DSCR: 2.43
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.97% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.37×
• Total profit: $38,446
• Equity at exit: $14,910

10-year hold

• IRR: 40.4%
• Equity multiple: 5.50×
• Total profit: $125,981
• Equity at exit: $8,646

Cash invested: $28,000 (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 29505

• Rents YoY: 7.0%
• Active inventory: 183
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$21 /mo · $257/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $748

Break-even live

Break-even rent $744

Max offer price $100,000

Occupancy floor 51%

Sensitivity live

Price	-10% $805	-5% $777	+0% $748	+5% $720	+10% $692
Rent	-10% $615	-5% $682	+0% $748	+5% $815	+10% $882
Rate	-1.0pp $799	-0.5pp $774	base $748	+0.5pp $722	+1.0pp $696

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $100,000 Active 31 DOM
2. 2026-06-18
   days on market $100,000 Active 30 DOM
3. 2026-06-17
   days on market $100,000 Active 29 DOM
4. 2026-06-16
   days on market $100,000 Active 28 DOM
5. 2026-06-15
   days on market $100,000 Active 27 DOM
6. 2026-06-14
   days on market $100,000 Active 25 DOM
7. 2026-06-13
   days on market $100,000 Active 24 DOM
8. 2026-06-10
   days on market $100,000 Active 22 DOM
9. 2026-06-09
   days on market $100,000 Active 21 DOM
10. 2026-06-08
    days on market $100,000 Active 20 DOM
11. 2026-06-07
    days on market $100,000 Active 19 DOM
12. 2026-06-05
    days on market $100,000 Active 16 DOM
13. 2026-06-02
    days on market $100,000 Active 14 DOM
14. 2026-06-01
    days on market $100,000 Active 13 DOM
15. 2026-05-31
    days on market $100,000 Active 12 DOM
16. 2026-05-30
    days on market $100,000 Active 11 DOM
17. 2026-05-19
    listed $100,000 Active
18. 2008-07-14
    soldstatus $11,025

ⓘ 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: $257 · $21/mo
• Projected year-2 tax: $570 · $48/mo
• Expected delta: +$313/yr (+$26/mo · 121.6%)

ⓘ 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 · 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: $20,292
• − Mortgage interest: −$5,602
• − Property taxes: −$257
• − Insurance: −$500
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$2,909
• Taxable income: $7,777
• Est. tax owed @ 24.0%: −$1,867
• After-tax cash flow: $7,114/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): 23,895
• Household income: $67,343
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 559.0

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 0.57)
• Race & ethnicity: White 53% Black 38% Hispanic / Latino 5% Two or more races 3% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -138.13%
• Current HPI: 177.9352
• Rent YoY: ▲ 6.97%
• 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

+807.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $100,000 RAGPD
• 2008-07-14 Sold (Public Records) $11,025 Public Records

Property tax history

+1.6%/yr

Latest (2025): $257 · +6.9% YoY. Source: county tax records.