300 W Bryd St · Timmonsville, SC 29161

$45,500

3 bd · 1.0 ba · 1,900 sqft · SingleFamily public records · 238 Days on market

Built 1931 0.34 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Don’t miss this excellent opportunity to acquire a 3-bedroom, 1-bath residential home with approximately 1,900 square feet of space, situated on a corner lot in the quiet town of Timmonsville, South Carolina. This property is ideal for seasoned investors looking to expand their portfolio or those searching for a new rehab project. The home was purchased by the current owner through an online auction following a delinquent tax sale. It will be conveyed by Quitclaim Deed only, using the most recent deed of record for the legal description. Please note: No title search has been performed by the seller or the closing attorney. Title insurance will not be offered. The seller has limited kn

Key facts

• 0.34 acre lot
• Built 1931
• Listed 237 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding; Shingle roof; Crawl space foundation; Built area above grade: 1,900
• Exterior features: Porch; Corner lot

Interior

• Kitchen: Range
• Flooring: Wood / Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling; Ceiling fan(s)
• Interior features: Fireplace (1); Ceiling fan(s)

🔨 Auction listing. The $45,500 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $207,100 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#309 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute 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: Brockington Elementary Magnet (301 students, 99% FRL) — zoned schools average 99% FRL vs 57% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 51 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.
• Current owner paid $31k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1931 — 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,040 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.62% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.70%
• DSCR: 0.75
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $207,100
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 W Byrd St	0.02mi	3/2.5	1,809 (-5%)	18mo	$203,000	$112	70
401 W Byrd St	0.16mi	3/2.0	1,655 (-13%)	5mo	$98,500	$60	63
100 W Byrd St	0.19mi	2/1.5 (-1)	1,680 (-12%)	6mo	$50,000	$30	60
600 S Hill St	0.59mi	4/2.0 (+1)	2,000 (+5%)	18mo	$217,900	$109	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-51,178
• Equity at exit: $30,879

10-year hold

• IRR: -23.1%
• Equity multiple: -0.16×
• Total profit: $-67,425
• Equity at exit: $17,906

Cash invested: $57,988 (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 29161

• Home prices YoY: -4.9%
• Active inventory: 51
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$1,086
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-276

Break-even live

Break-even rent $1,643

Max offer price $158,405

Occupancy floor —

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: $51,775
• Closing costs: $6,213
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $45,500 Active 238 DOM
2. 2026-06-18
   days on market $45,500 Active 237 DOM
3. 2026-06-17
   days on market $45,500 Active 236 DOM
4. 2026-06-16
   days on market $45,500 Active 235 DOM
5. 2026-06-15
   days on market $45,500 Active 234 DOM
6. 2026-06-14
   days on market $45,500 Active 232 DOM
7. 2026-06-13
   days on market $45,500 Active 231 DOM
8. 2026-06-10
   days on market $45,500 Active 229 DOM
9. 2026-06-09
   days on market $45,500 Active 228 DOM
10. 2026-06-08
    days on market $45,500 Active 227 DOM
11. 2026-06-07
    days on market $45,500 Active 226 DOM
12. 2026-06-05
    days on market $45,500 Active 223 DOM
13. 2026-06-02
    days on market $45,500 Active 221 DOM
14. 2026-06-01
    days on market $45,500 Active 220 DOM
15. 2026-05-31
    days on market $45,500 Active 219 DOM
16. 2026-05-30
    days on market $45,500 Active 218 DOM
17. 2026-03-25
    status Active
18. 2025-10-24
    listed $45,500 Active
19. 2023-11-06
    listed $60,000 Active
20. 1999-12-31
    soldstatus $31,000
21. 1989-10-31
    soldstatus $31,000

ⓘ 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/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 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: $15,529
• − Mortgage interest: −$11,601
• − Property taxes: −$1,507
• − Insurance: −$1,036
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$6,025
• Taxable loss: −$7,124
• Est. tax savings @ 24.0%: +$1,710
• After-tax cash flow: $-1,598/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 — Timmonsville

• Score: 55/100
• State rank: #309
• US rank: #23528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Timmonsville, SC
• Population (ZIP): 10,114

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 White (51%)
• Race & ethnicity: White 51% Black 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -11.43%
• Current HPI: 222.6015
• 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

+46.8% since first listed

5 events — show timeline

• 2026-03-25 Relisted — RAGPD
• 2025-10-24 Listed $45,500 RAGPD
• 2023-11-06 Listed $60,000 RAGPD
• 1999-12-31 Sold (Public Records) $31,000 Public Records
• 1989-10-31 Sold (Public Records) $31,000 Public Records

Property tax history

+17.0%/yr

Latest (2025): $1,507 · +5.9% YoY. Source: county tax records.