2220 Oakwood Lane Apt A8 Ln · Florence, SC 29501

$118,000

2 bd · 1.5 ba · 1,088 sqft · Townhouse · 280 Days on market

Built 1979 Est $100k · 18% over $236/mo HOA · 18% of rent

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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 +12.7/30.0
• 1% rule +6.1/10.0
• DSCR +3.8/10.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well maintained END UNIT condo (townhouse style) in the Foxboro community. Located in close proximity to all that West Florence has to offer and minutes away from I-20/ I-95. Step inside and you'll notice modern lighting/ fans that have been installed throughout. The interior was recently painted and the HVAC was replaced in 2018. Downstairs there is a dedicated living room and dining area, kitchen, laundry space and a half bathroom. Out the back door is a patio area and convenient outside storage closet. Upstairs are two bedrooms and the full bathroom. The primary bedroom features a large walk in closet and both bedrooms have carpet for extra comfort. HOA covers trash, water and landscaping. Imagine never having to cut the grass again! Low maintenance living! Schedule a tour today.

Key facts

• Foxboro subdivision
• $236 HOA
• Built 1979

Tags

• FOXBORO SUBDIVISION

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $236

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential townhouse
• Construction: Vinyl siding
• Exterior features: Located in the Foxboro subdivision

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $118k.

Deal economics

• At list price, monthly cash flow is $-13 ($-154/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (1.6% below list).
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: Carver Elementary (math 36% / reading 42%, grade F, #301 of 597 statewide, top 51%, 570 students, 71% FRL); John W. Moore Middle (math 32% / reading 49%, grade F, #75 of 229 statewide, top 33%, 1,044 students, 73% FRL); West Florence High (math 57% / reading 88%, grade B+, #46 of 196 statewide, top 24%, 1,807 students, 65% FRL).
• Zoned-school proficiency averages 51% at this address vs 38% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Florence 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 340 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 $816 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 12y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,840 (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 280 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.11% ✓
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $100,096
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2220 Woodridge Lane Unit M	0.06mi	2/1.5	1,144 (+5%)	4mo	$105,000	$92	85
2220 Woodridge Ln. Apt O Ln	0.06mi	2/1.5	1,144 (+5%)	23mo	$119,900	$105	69
2201 W Jody Rd 3C Rd	0.26mi	2/1.5	950 (-13%)	1mo	$85,000	$89	66
2201 Jody Road, Unit 5D	0.26mi	2/1.5	950 (-13%)	20mo	$70,000	$74	50

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: -14.5%
• Equity multiple: 0.47×
• Total profit: $-17,488
• Equity at exit: $17,594

10-year hold

• IRR: -2.4%
• Equity multiple: 0.82×
• Total profit: $-5,897
• Equity at exit: $10,202

Cash invested: $33,040 (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: 340
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$619
• Tax est. 1.5%: −$148 /mo · $1,770/yr
• Insurance: −$49
• HOA: −$236
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $-13

Break-even live

Break-even rent $1,331

Max offer price $116,140

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $28	+0% $-13	+5% $-54	+10% $-94
Rent	-10% $-117	-5% $-65	+0% $-13	+5% $39	+10% $91
Rate	-1.0pp $47	-0.5pp $17	base $-13	+0.5pp $-43	+1.0pp $-75

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $236 · $2,832/yr
• Likely covers: watertrashlandscaping

Listing history 50 events

1. 2026-06-22
   days on market $118,000 Active 280 DOM
2. 2026-06-19
   days on market $118,000 Active 278 DOM
3. 2026-06-18
   days on market $118,000 Active 277 DOM
4. 2026-06-17
   days on market $118,000 Active 276 DOM
5. 2026-06-16
   days on market $118,000 Active 275 DOM
6. 2026-06-15
   days on market $118,000 Active 274 DOM
7. 2026-06-14
   days on market $118,000 Active 272 DOM
8. 2026-06-13
   days on market $118,000 Active 271 DOM
9. 2026-06-10
   days on market $118,000 Active 269 DOM
10. 2026-06-09
    days on market $118,000 Active 268 DOM
11. 2026-06-08
    days on market $118,000 Active 267 DOM
12. 2026-06-07
    days on market $118,000 Active 266 DOM
13. 2026-06-05
    days on market $118,000 Active 263 DOM
14. 2026-06-02
    days on market $118,000 Active 261 DOM
15. 2026-06-01
    days on market $118,000 Active 260 DOM
16. 2026-05-31
    days on market $118,000 Active 259 DOM
17. 2026-05-30
    days on market $118,000 Active 258 DOM
18. 2026-05-22
    price $118,000
19. 2026-05-15
    soldstatus Closed 809-char remark

    Show marketing remark (809 chars)

    Welcome to this well maintained END UNIT condo (townhouse style) in the Foxboro community. Located in close proximity to all that West Florence has to offer and minutes away from I-20/ I-95. Step inside and you'll notice modern lighting/ fans that have been installed throughout. The interior was recently painted and the HVAC was replaced in 2018. Downstairs there is a dedicated living room and dining area, kitchen, laundry space and a half bathroom. Out the back door is a patio area and convenient outside storage closet. Upstairs are two bedrooms and the full bathroom. The primary bedroom features a large walk in closet and both bedrooms have carpet for extra comfort. HOA covers trash, water and landscaping. Imagine never having to cut the grass again! Low maintenance living! Schedule a tour today.

20. 2026-05-07
    status Active

    Show marketing remark (809 chars)

    Welcome to this well maintained END UNIT condo (townhouse style) in the Foxboro community. Located in close proximity to all that West Florence has to offer and minutes away from I-20/ I-95. Step inside and you'll notice modern lighting/ fans that have been installed throughout. The interior was recently painted and the HVAC was replaced in 2018. Downstairs there is a dedicated living room and dining area, kitchen, laundry space and a half bathroom. Out the back door is a patio area and convenient outside storage closet. Upstairs are two bedrooms and the full bathroom. The primary bedroom features a large walk in closet and both bedrooms have carpet for extra comfort. HOA covers trash, water and landscaping. Imagine never having to cut the grass again! Low maintenance living! Schedule a tour today.

21. 2026-05-07
    historical Active Under Contract 809-char remark

    Show marketing remark (809 chars)

    Welcome to this well maintained END UNIT condo (townhouse style) in the Foxboro community. Located in close proximity to all that West Florence has to offer and minutes away from I-20/ I-95. Step inside and you'll notice modern lighting/ fans that have been installed throughout. The interior was recently painted and the HVAC was replaced in 2018. Downstairs there is a dedicated living room and dining area, kitchen, laundry space and a half bathroom. Out the back door is a patio area and convenient outside storage closet. Upstairs are two bedrooms and the full bathroom. The primary bedroom features a large walk in closet and both bedrooms have carpet for extra comfort. HOA covers trash, water and landscaping. Imagine never having to cut the grass again! Low maintenance living! Schedule a tour today.

22. 2026-05-07
    price $120,000

    Show marketing remark (809 chars)

    Welcome to this well maintained END UNIT condo (townhouse style) in the Foxboro community. Located in close proximity to all that West Florence has to offer and minutes away from I-20/ I-95. Step inside and you'll notice modern lighting/ fans that have been installed throughout. The interior was recently painted and the HVAC was replaced in 2018. Downstairs there is a dedicated living room and dining area, kitchen, laundry space and a half bathroom. Out the back door is a patio area and convenient outside storage closet. Upstairs are two bedrooms and the full bathroom. The primary bedroom features a large walk in closet and both bedrooms have carpet for extra comfort. HOA covers trash, water and landscaping. Imagine never having to cut the grass again! Low maintenance living! Schedule a tour today.

23. 2026-05-07
    price $115,000 809-char remark

    Show marketing remark (809 chars)

    Welcome to this well maintained END UNIT condo (townhouse style) in the Foxboro community. Located in close proximity to all that West Florence has to offer and minutes away from I-20/ I-95. Step inside and you'll notice modern lighting/ fans that have been installed throughout. The interior was recently painted and the HVAC was replaced in 2018. Downstairs there is a dedicated living room and dining area, kitchen, laundry space and a half bathroom. Out the back door is a patio area and convenient outside storage closet. Upstairs are two bedrooms and the full bathroom. The primary bedroom features a large walk in closet and both bedrooms have carpet for extra comfort. HOA covers trash, water and landscaping. Imagine never having to cut the grass again! Low maintenance living! Schedule a tour today.

24. 2026-04-30
    historical
25. 2026-04-03
    historical 809-char remark

    Show marketing remark (809 chars)

    Welcome to this well maintained END UNIT condo (townhouse style) in the Foxboro community. Located in close proximity to all that West Florence has to offer and minutes away from I-20/ I-95. Step inside and you'll notice modern lighting/ fans that have been installed throughout. The interior was recently painted and the HVAC was replaced in 2018. Downstairs there is a dedicated living room and dining area, kitchen, laundry space and a half bathroom. Out the back door is a patio area and convenient outside storage closet. Upstairs are two bedrooms and the full bathroom. The primary bedroom features a large walk in closet and both bedrooms have carpet for extra comfort. HOA covers trash, water and landscaping. Imagine never having to cut the grass again! Low maintenance living! Schedule a tour today.

26. 2026-03-06
    status Active
27. 2026-03-06
    price $125,000
28. 2026-02-26
    price $122,500 809-char remark

    Show marketing remark (809 chars)

    Welcome to this well maintained END UNIT condo (townhouse style) in the Foxboro community. Located in close proximity to all that West Florence has to offer and minutes away from I-20/ I-95. Step inside and you'll notice modern lighting/ fans that have been installed throughout. The interior was recently painted and the HVAC was replaced in 2018. Downstairs there is a dedicated living room and dining area, kitchen, laundry space and a half bathroom. Out the back door is a patio area and convenient outside storage closet. Upstairs are two bedrooms and the full bathroom. The primary bedroom features a large walk in closet and both bedrooms have carpet for extra comfort. HOA covers trash, water and landscaping. Imagine never having to cut the grass again! Low maintenance living! Schedule a tour today.

29. 2026-01-16
    listed $125,000 Active 809-char remark

    Show marketing remark (809 chars)

    Welcome to this well maintained END UNIT condo (townhouse style) in the Foxboro community. Located in close proximity to all that West Florence has to offer and minutes away from I-20/ I-95. Step inside and you'll notice modern lighting/ fans that have been installed throughout. The interior was recently painted and the HVAC was replaced in 2018. Downstairs there is a dedicated living room and dining area, kitchen, laundry space and a half bathroom. Out the back door is a patio area and convenient outside storage closet. Upstairs are two bedrooms and the full bathroom. The primary bedroom features a large walk in closet and both bedrooms have carpet for extra comfort. HOA covers trash, water and landscaping. Imagine never having to cut the grass again! Low maintenance living! Schedule a tour today.

30. 2025-09-03
    listed $127,900 Active
31. 2025-08-21
    price $128,900
32. 2025-07-27
    historical $1,300
33. 2025-07-09
    listed $1,300
34. 2025-05-16
    price $129,000
35. 2025-04-16
    listed $130,000 Active
36. 2025-04-15
    listed $130,000 Active
37. 2025-04-13
    price $130,000
38. 2024-11-23
    price $128,000
39. 2024-09-27
    price $129,000
40. 2024-08-05
    listed $130,000 Active
41. 2023-01-17
    soldstatus
42. 2022-11-03
    listed $114,000
43. 2022-06-03
    soldstatus
44. 2022-04-15
    soldstatus
45. 2022-03-29
    listed $114,900
46. 2022-02-23
    listed $113,500
47. 2019-08-08
    soldstatus
48. 2019-05-23
    listed $45,000
49. 2018-03-28
    soldstatus
50. 2017-10-04
    listed $58,900

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $15,777
• − Mortgage interest: −$6,610
• − Property taxes: −$1,770
• − Insurance: −$590
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − HOA: −$2,832
• − Depreciation: −$3,433
• Taxable loss: −$1,982
• Est. tax savings @ 24.0%: +$476
• After-tax cash flow: $322/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
• 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

+181.0% since first listed

35 events — show timeline

• 2026-05-22 Price Changed $118,000 RAGPD
• 2026-05-15 Sold (MLS) — RAGPD
• 2026-05-07 Relisted — RAGPD
• 2026-05-07 Contingent — RAGPD
• 2026-05-07 Price Changed $120,000 RAGPD
• 2026-05-07 Price Changed $115,000 RAGPD
• 2026-04-30 Delisted — RAGPD
• 2026-04-03 Delisted — RAGPD
• 2026-03-06 Relisted — RAGPD
• 2026-03-06 Price Changed $125,000 RAGPD
• 2026-02-26 Price Changed $122,500 RAGPD
• 2026-01-16 Listed $125,000 RAGPD
• 2025-09-03 Listed $127,900 RAGPD
• 2025-08-21 Price Changed $128,900 RAGPD
• 2025-07-27 Rental Removed $1,300 APPFOLIO
• 2025-07-09 Listed for Rent $1,300 APPFOLIO
• 2025-05-16 Price Changed $129,000 RAGPD
• 2025-04-16 Listed $130,000 RAGPD
• 2025-04-15 Listed $130,000 RAGPD
• 2025-04-13 Price Changed $130,000 RAGPD
• 2024-11-23 Price Changed $128,000 RAGPD
• 2024-09-27 Price Changed $129,000 RAGPD
• 2024-08-05 Listed $130,000 RAGPD
• 2023-01-17 Sold (MLS) — RAGPD
• 2022-11-03 Listed $114,000 RAGPD
• 2022-06-03 Sold (MLS) — RAGPD
• 2022-04-15 Sold (MLS) — RAGPD
• 2022-03-29 Listed $114,900 RAGPD
• 2022-02-23 Listed $113,500 RAGPD
• 2019-08-08 Sold (MLS) — RAGPD
• 2019-05-23 Listed $45,000 RAGPD
• 2018-03-28 Sold (MLS) — RAGPD
• 2017-10-04 Listed $58,900 RAGPD
• 2015-04-07 Sold (MLS) — RAGPD
• 2014-05-21 Listed $42,000 RAGPD