1110-G Third Loop Rd · Florence, SC 29505

$125,000

3 bd · 2.0 ba · 1,299 sqft · Townhouse public records · 673 Days on market

Built 1996 Est $134k · 7% under $199/mo HOA · 11% of rent

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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 +29.1/30.0
• ARV discount +10.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Desired location, This spacious 1,300 square foot, 3-bedroom, 2-full-bath upstairs condo is ideally situated off Third Loop Road, just minutes from the center of town. Located in the highly desirable Bonnie Doon all-brick condo community, this well-maintained Unit G offers comfort, style, and low-maintenance living. This condo is clean, immaculate, and move-in ready, featuring thoughtful upgrades throughout. The granite bar serves as a beautiful focal point between the kitchen and the open great room, creating a welcoming space for entertaining and everyday living. The large great room flows into a separate, spacious sunroom, which can easily function as a home office, formal dining area, o

Key facts

• $199 HOA
• Built 1996
• Listed 672 days

Property features AI

Finance

• Other: Subdivision: Bonnie Doon
• HOA & community: Monthly HOA fee of $199.97

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Brick veneer construction; Approximately 1,300 above-grade finished area
• Exterior features: Shingle roof

Interior

• Kitchen: Range; Refrigerator
• Flooring: Tile; Vinyl; Wood; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan(s); Has cooling
• Interior features: Cathedral ceilings; Vaulted ceilings; Walk-in closets; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Mclaurin Elementary (math 27% / reading 43%, grade F, #339 of 597 statewide, top 57%, 957 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 31% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 673 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $125k implies a 119% 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; moderate 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 673 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.40% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $133,797
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Third Loop D	0.03mi	3/2.0	1,299 (0%)	11mo	$142,500	$110	90
1189 Waxwing Dr Unit B Dr	0.16mi	3/2.0	1,450 (+12%)	1mo	$155,000	$107	72
1189 Waxwing Drive Apt A Dr	0.16mi	2/2.0 (-1)	1,450 (+12%)	4mo	$155,000	$107	65
1197 Waxwing Drive Apt C Dr	0.19mi	2/2.0 (-1)	1,402 (+8%)	11mo	$147,500	$105	64
1189 Waxwing Dr Apt G Dr	0.16mi	2/2.0 (-1)	1,480 (+14%)	14mo	$144,000	$97	53
529 Third Loop Rd - D	0.74mi	3/2.0	1,304 (+0%)	14mo	$120,000	$92	53
1193 Waxwing Drive Unit C Dr	0.17mi	3/2.0	1,450 (+12%)	24mo	$149,900	$103	53
533 3rd Loop Road Apt. A	0.71mi	3/2.0	1,304 (+0%)	21mo	$130,000	$100	49
521 3rd Loop Rd., Apt. A	0.74mi	3/2.0	1,304 (+0%)	20mo	$129,000	$99	48

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 · 6.97% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.41×
• Total profit: $14,465
• Equity at exit: $18,638

10-year hold

• IRR: 22.3%
• Equity multiple: 3.30×
• Total profit: $80,466
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$52
• HOA: −$199
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $430

Break-even live

Break-even rent $1,200

Max offer price $125,000

Occupancy floor 70%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $199 · $2,388/yr

Listing history 29 events

1. 2026-06-19
   days on market $125,000 Active 673 DOM
2. 2026-06-18
   days on market $125,000 Active 672 DOM
3. 2026-06-17
   days on market $125,000 Active 671 DOM
4. 2026-06-16
   days on market $125,000 Active 670 DOM
5. 2026-06-15
   days on market $125,000 Active 669 DOM
6. 2026-06-14
   days on market $125,000 Active 667 DOM
7. 2026-06-13
   days on market $125,000 Active 666 DOM
8. 2026-06-10
   days on market $125,000 Active 664 DOM
9. 2026-06-09
   days on market $125,000 Active 663 DOM
10. 2026-06-08
    days on market $125,000 Active 662 DOM
11. 2026-06-07
    days on market $125,000 Active 661 DOM
12. 2026-06-05
    days on market $125,000 Active 658 DOM
13. 2026-06-02
    days on market $125,000 Active 656 DOM
14. 2026-06-01
    days on market $125,000 Active 655 DOM
15. 2026-05-31
    days on market $125,000 Active 654 DOM
16. 2026-05-30
    days on market $125,000 Active 653 DOM
17. 2026-05-07
    status Active
18. 2026-04-04
    historical
19. 2026-01-29
    price $125,000
20. 2025-07-31
    price $132,000
21. 2025-01-10
    price $137,900
22. 2024-10-11
    price $139,900
23. 2024-07-12
    listed $149,900 Active
24. 2014-11-13
    soldstatus $57,000
25. 2014-11-10
    soldstatus
26. 2014-08-28
    listed $62,900
27. 2007-05-01
    soldstatus $80,000
28. 2006-03-24
    soldstatus $73,000
29. 1997-03-31
    soldstatus $49,950

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: +$213/yr (+$18/mo · 42.7%)

ⓘ 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 · 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: $20,937
• − Mortgage interest: −$7,002
• − Property taxes: −$499
• − Insurance: −$625
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − HOA: −$2,388
• − Depreciation: −$3,636
• Taxable income: $3,436
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $4,337/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
• 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

+150.3% since first listed

13 events — show timeline

• 2026-05-07 Relisted — RAGPD
• 2026-04-04 Delisted — RAGPD
• 2026-01-29 Price Changed $125,000 RAGPD
• 2025-07-31 Price Changed $132,000 RAGPD
• 2025-01-10 Price Changed $137,900 RAGPD
• 2024-10-11 Price Changed $139,900 RAGPD
• 2024-07-12 Listed $149,900 RAGPD
• 2014-11-13 Sold (Public Records) $57,000 Public Records
• 2014-11-10 Sold (MLS) — RAGPD
• 2014-08-28 Listed $62,900 RAGPD
• 2007-05-01 Sold (Public Records) $80,000 Public Records
• 2006-03-24 Sold (Public Records) $73,000 Public Records
• 1997-03-31 Sold (Public Records) $49,950 Public Records

Property tax history

+4.3%/yr

Latest (2025): $499 · +21.3% YoY. Source: county tax records.