2910 Redwood Dr · Florence, SC 29501

$82,900

3 bd · 2.0 ba · 2,027 sqft · Other public records · 74 Days on market

Built 1980 0.98 ac lot

---

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 +3.7/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 4-bedroom, 2.5-bathroom home offers an incredible opportunity to make it your own. Nestled on a large lot, the property features a covered front porch, spacious interior layout, and a cozy fireplace — the perfect canvas for your personal touch. Inside, you'll find generous living spaces, including a traditional floor plan with room to reimagine and customize. The home boasts excellent bones and a layout that flows naturally, providing the ideal foundation for modern updates or personalized design choices. Enjoy the privacy and flexibility of a sizable lot, perfect for outdoor living, gardening, or future enhancements. This home is ready for new vision and creativity. Whether you'

Key facts

• Covered front porch
• Cozy fireplace
• Sizable lot

Tags

• COVERED FRONT PORCH
• COZY FIREPLACE
• SIZABLE LOT
• OUTDOOR LIVING

Property features AI

Finance

• Other: Approximately 2,027 above-grade finished area; Lot is about 0.98 acre

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-family residence; Residential property
• Construction: Wood siding
• Exterior features: Front porch; Shingle roof

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Has cooling; Ceiling fan(s)
• Interior features: One fireplace; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $83k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J. L. Cain Elementary (math 15%, 551 students, 100% FRL); Darlington Middle (math 21% / reading 28%, grade F, #166 of 229 statewide, top 72%, 919 students, 100% FRL); Darlington High (math 49% / reading 73%, grade C+, #105 of 196 statewide, top 54%, 1,054 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 328 active listings in the ZIP; 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $573 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $17k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price.
• 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 $77,926 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.79% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.50%
• DSCR: 1.91
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.7% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.63×
• Total profit: $14,538
• Equity at exit: $12,361

10-year hold

• IRR: 25.4%
• Equity multiple: 3.44×
• Total profit: $56,705
• Equity at exit: $7,168

Cash invested: $23,212 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$435
• Tax from tax record: −$304 /mo · $3,645/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $396

Break-even live

Break-even rent $978

Max offer price $82,900

Occupancy floor 68%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $82,900 Active 74 DOM
2. 2026-06-18
   days on market $82,900 Active 73 DOM
3. 2026-06-17
   days on market $82,900 Active 72 DOM
4. 2026-06-16
   days on market $82,900 Active 71 DOM
5. 2026-06-15
   days on market $82,900 Active 70 DOM
6. 2026-06-14
   days on market $82,900 Active 68 DOM
7. 2026-06-13
   days on market $82,900 Active 67 DOM
8. 2026-06-10
   days on market $82,900 Active 65 DOM
9. 2026-06-09
   days on market $82,900 Active 64 DOM
10. 2026-06-08
    days on market $82,900 Active 63 DOM
11. 2026-06-07
    days on market $82,900 Active 62 DOM
12. 2026-06-05
    days on market $82,900 Active 59 DOM
13. 2026-06-03
    days on market $82,900 Active 58 DOM
14. 2026-06-03
    price $82,900 Active 57 DOM
15. 2026-06-02
    days on market $89,900 Active 57 DOM
16. 2026-06-01
    days on market $89,900 Active 56 DOM
17. 2026-05-31
    days on market $89,900 Active 55 DOM
18. 2026-05-30
    days on market $89,900 Active 54 DOM
19. 2026-05-21
    status Active
20. 2026-04-14
    price $89,900
21. 2026-03-30
    listed $99,900 Active
22. 2026-02-24
    price $99,900
23. 2026-02-03
    listed $124,900 Active
24. 2025-12-29
    listed $139,900 Active
25. 2025-12-02
    price $139,900
26. 2025-09-18
    listed $179,900 Active
27. 2023-02-17
    soldstatus $175,000
28. 2023-02-16
    soldstatus
29. 2022-12-22
    listed $175,000
30. 2022-11-10
    soldstatus $60,000
31. 2022-10-27
    historical
32. 2022-09-02
    listed $75,000 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: $3,645 · $304/mo
• Projected year-2 tax: $3,645 · $304/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $17,764
• − Mortgage interest: −$4,644
• − Property taxes: −$3,645
• − Insurance: −$414
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$2,412
• Taxable income: $3,807
• Est. tax owed @ 24.0%: −$914
• After-tax cash flow: $3,844/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 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 (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

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 · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

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

+19.9% since first listed

14 events — show timeline

• 2026-05-21 Relisted — RAGPD
• 2026-04-14 Price Changed $89,900 RAGPD
• 2026-03-30 Listed $99,900 RAGPD
• 2026-02-24 Price Changed $99,900 RAGPD
• 2026-02-03 Listed $124,900 RAGPD
• 2025-12-29 Listed $139,900 RAGPD
• 2025-12-02 Price Changed $139,900 RAGPD
• 2025-09-18 Listed $179,900 RAGPD
• 2023-02-17 Sold (Public Records) $175,000 Public Records
• 2023-02-16 Sold (MLS) — RAGPD
• 2022-12-22 Listed $175,000 RAGPD
• 2022-11-10 Sold (Public Records) $60,000 Public Records
• 2022-10-27 Delisted — Consolidated MLS
• 2022-09-02 Listed $75,000 Consolidated MLS

Property tax history

+8.8%/yr

Latest (2025): $3,645 · +2.2% YoY. Source: county tax records.