506 Taylor St · Lake City, SC 29560

$134,900

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 7 Days on market

Built 1947 0.26 ac lot

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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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1-bath residence located in the heart of Lake City! Full of character and curb appeal, this home offers a warm and inviting atmosphere with plenty of space to make it your own. According to a previous listing, the home has been recently renovated, providing a great opportunity for buyers looking for a move-in-ready property with room to add their personal style. Inside, you'll find a spacious living room featuring a fireplace as a focal point, a separate dining area accented by attractive corner built-in cabinets, and a cozy den with wood-paneled walls and built-in shelving that adds character and versatility. The functional floor plan provides comfo

Key facts

• Recently renovated
• Built-in shelving
• Spacious living room

Tags

• RECENTLY RENOVATED
• SPACIOUS LIVING ROOM
• FIREPLACE
• SEPARATE DINING AREA
• CORNER BUILT-IN CABINETS
• BUILT-IN SHELVING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Built with vinyl siding; Shingle roof
• Exterior features: Patio

Interior

• Kitchen: Range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $77 ($927/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (12.8% below list).
• Recommended offer: $118k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#124 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment D-.
• Florence 03 (town): math 16% / reading 27% proficiency, ranked #67 of 80 in SC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lake City Early Childhood Center (379 students, 100% FRL); Ronald E. Mcnair Jr. High (math 7% / reading 13%, grade F, #221 of 229 statewide, top 97%, 209 students, 100% FRL); Lake City High (math 17% / reading 57%, grade F, #183 of 196 statewide, top 94%, 592 students, 100% FRL) — zoned schools average 100% FRL vs 83% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 68 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1947 — 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,674 (12.8% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.87% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-16,972
• Equity at exit: $20,114

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-8,573
• Equity at exit: $11,664

Cash invested: $37,772 (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 29560

• Home prices YoY: -21.1%
• Active inventory: 68
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $77

Break-even live

Break-even rent $1,079

Max offer price $134,900

Occupancy floor 88%

Sensitivity live

Price	-10% $154	-5% $115	+0% $77	+5% $39	+10% $1
Rent	-10% $-16	-5% $31	+0% $77	+5% $124	+10% $170
Rate	-1.0pp $145	-0.5pp $112	base $77	+0.5pp $42	+1.0pp $7

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $134,900 Active 7 DOM
2. 2026-06-21
   days on market $134,900 Active 6 DOM
3. 2026-06-18
   days on market $134,900 Active 4 DOM
4. 2026-06-17
   days on market $134,900 Active 3 DOM
5. 2026-06-16
   days on market $134,900 Active 2 DOM
6. 2026-06-15
   remarks 699-char remark
7. 2026-06-15
   listed $134,900 Active 1 DOM

ⓘ 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: $1,065 · $89/mo
• Projected year-2 tax: $1,065 · $89/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 8/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,121
• − Mortgage interest: −$7,556
• − Property taxes: −$1,065
• − Insurance: −$674
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$3,924
• Taxable loss: −$1,359
• Est. tax savings @ 24.0%: +$326
• After-tax cash flow: $1,253/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 03
• NCES district ID: 4502190
• Math proficiency: 16% ▼ -8.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $33,207
• Composite: 17.51/100
• National rank: #9053
• State rank: #67 of 80 in SC

Livability — Lake City

• Score: 66/100
• State rank: #124
• US rank: #12348

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake City, SC
• Population (ZIP): 12,284

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 (55%)
• Race & ethnicity: Black 55% White 39% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -45.93%
• Current HPI: 172.1796
• 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

+4.6% since first listed

9 events — show timeline

• 2026-06-13 Listed $134,900 RAGPD
• 2026-03-27 Price Changed $130,000 RAGPD
• 2026-03-10 Price Changed $135,000 RAGPD
• 2026-02-24 Price Changed $137,900 RAGPD
• 2026-01-22 Price Changed $139,900 RAGPD
• 2025-10-31 Price Changed $149,000 RAGPD
• 2025-10-17 Price Changed $159,000 RAGPD
• 2025-10-10 Listed $164,000 RAGPD
• 2021-12-22 Sold (Public Records) $129,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $1,065 · +21.5% YoY. Source: county tax records.