1415 Golf Terrance Unit 4 Blvd · Florence, SC 29501

$119,900

2 bd · 2.0 ba · 1,125 sqft · SingleFamily · 30 Days on market

Built 2000 Fair condition 436 sqft lot Est $174k · 31% under

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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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.2/10.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is motivated and is offering a $1000.00 Bonus to Selling Agent

Key facts

• 1st-floor condo
• Highly desired area
• Screened porch

Tags

• 1ST-FLOOR CONDO
• SCREENED PORCH
• HIGHLY DESIRED AREA
• PEACEFUL SURROUNDINGS

Property features AI

Finance

• Other: Subdivision: GOLF TERRACE
• HOA & community: Homeowners association with monthly fees

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Vinyl siding
• Exterior features: Porch (screened); Shingle roof

Interior

• Kitchen: Microwave; Range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Insulated windows; Living room fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Henry L. Sneed Middle (math 16% / reading 35%, grade F, #162 of 229 statewide, top 71%, 693 students, 94% FRL); West Florence High (math 57% / reading 88%, grade B+, #46 of 196 statewide, top 24%, 1,807 students, 65% FRL) — zoned schools average 79% FRL vs 57% district-wide (22 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; 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $118,101 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $174,375
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1414 Hobart Dr	0.06mi	3/2.0 (+1)	1,117 (-1%)	24mo	$173,000	$155	71
1503 Westchester Dr	0.17mi	3/1.5 (+1)	1,247 (+11%)	16mo	$189,900	$152	54
2905 W Palmetto St	0.53mi	3/2.0 (+1)	1,204 (+7%)	13mo	$230,000	$191	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 · 4.7% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,981
• Equity at exit: $17,877

10-year hold

• IRR: 9.9%
• Equity multiple: 1.83×
• Total profit: $27,744
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $237

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 77%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $119,900 Active 30 DOM
2. 2026-06-18
   days on market $119,900 Active 29 DOM
3. 2026-06-17
   days on market $119,900 Active 28 DOM
4. 2026-06-17
   price $119,900 Active 27 DOM
5. 2026-06-16
   days on market $125,000 Active 27 DOM
6. 2026-06-15
   days on market $125,000 Active 26 DOM
7. 2026-06-14
   days on market $125,000 Active 24 DOM
8. 2026-06-13
   days on market $125,000 Active 23 DOM
9. 2026-06-10
   days on market $125,000 Active 21 DOM
10. 2026-06-09
    days on market $125,000 Active 20 DOM
11. 2026-06-08
    days on market $125,000 Active 19 DOM
12. 2026-06-07
    days on market $125,000 Active 18 DOM
13. 2026-06-05
    days on market $125,000 Active 15 DOM
14. 2026-06-02
    days on market $125,000 Active 13 DOM
15. 2026-06-01
    days on market $125,000 Active 12 DOM
16. 2026-05-31
    days on market $125,000 Active 11 DOM
17. 2026-05-30
    days on market $125,000 Active 10 DOM
18. 2026-05-20
    listed $125,000 Active
19. 2016-05-24
    soldstatus 69-char remark

    Show marketing remark (69 chars)

    Seller is motivated and is offering a $1000.00 Bonus to Selling Agent

20. 2015-08-04
    soldstatus 193-char remark

    Show marketing remark (193 chars)

    Enjoy maintenance free condo living in this charming 2 bedroom, 2 bath second level unit. Beautiful decor in a very peaceful, convenient setting. This condo is move in ready and priced to move.

21. 2015-03-27
    listed $69,900 193-char remark

    Show marketing remark (193 chars)

    Enjoy maintenance free condo living in this charming 2 bedroom, 2 bath second level unit. Beautiful decor in a very peaceful, convenient setting. This condo is move in ready and priced to move.

22. 2015-01-01
    listed $59,900 69-char remark

    Show marketing remark (69 chars)

    Seller is motivated and is offering a $1000.00 Bonus to Selling Agent

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $16,183
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$3,488
• Taxable income: $992
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $2,604/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This 2-bedroom, 2-bath condo is in fair condition with minor repairs needed. Painting and updating the kitchen and bathrooms would significantly increase its value.

Repairs flagged

• Minor kitchen backsplash — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor paint — neutral paint

Value-add opportunities

• Resale painting — fresh paint enhances curb appeal
• Rental new flooring — new flooring improves rental value
• Resale kitchen backsplash — new backsplash adds value
• Resale bathroom fixtures — updated fixtures improve curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
paint · neutral paint	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale painting — fresh paint enhances curb appeal ↑
• Rental new flooring — new flooring improves rental value ↑
• Resale kitchen backsplash — new backsplash adds value ↑
• Resale bathroom fixtures — updated fixtures improve curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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 (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 0.56)
• 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 · 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: ▼ -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

+108.7% since first listed

5 events — show timeline

• 2026-05-20 Listed $125,000 RAGPD
• 2016-05-24 Sold (MLS) — RAGPD
• 2015-08-04 Sold (MLS) — RAGPD
• 2015-03-27 Listed $69,900 RAGPD
• 2015-01-01 Listed $59,900 RAGPD