1454 Golf Terrace Blvd Unit 6 Blvd · Florence, SC 29501

$124,900

2 bd · 2.0 ba · 1,125 sqft · Condo · 141 Days on market

Built 1997 $220/mo HOA · 16% 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice second floor condo in Bridgewood Place. Two bedroom, two bath unit with convenient to parking lot with screen porch on front. All appliances remain. Relaxing pond with great sitting area.

Key facts

• Screen in porch
• Awesome fireplace
• $220 HOA

Tags

• SCREEN IN PORCH
• AWESOME FIREPLACE
• NEW OVERHEAD MICROWAVE

Property features AI

Finance

• Other: Subdivision: Bridgewood Place
• HOA & community: Homeowners association with a $220 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium (townhouse/condo)
• Construction: Vinyl siding; Shingle roof; Above-grade finished area approximately 1,125
• Exterior features: Porch (screened)

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Flooring: Laminate flooring; Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Exhaust fan; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Living room fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-18 ($-213/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (2.1% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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: Delmae Heights Elementary (math 35% / reading 47%, grade F, #276 of 597 statewide, top 48%, 981 students, 78% FRL); 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); 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y ago; this cycle's ask is 8821% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $109,912 (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 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 7.7

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: -14.8%
• Equity multiple: 0.46×
• Total profit: $-18,869
• Equity at exit: $18,623

10-year hold

• IRR: -2.8%
• Equity multiple: 0.79×
• Total profit: $-7,289
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$220
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-18

Break-even live

Break-even rent $1,371

Max offer price $122,331

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $25	+0% $-18	+5% $-61	+10% $-104
Rent	-10% $-124	-5% $-71	+0% $-18	+5% $36	+10% $89
Rate	-1.0pp $45	-0.5pp $14	base $-18	+0.5pp $-50	+1.0pp $-83

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-22
   days on market $124,900 Active 141 DOM
2. 2026-06-19
   days on market $124,900 Active 139 DOM
3. 2026-06-18
   days on market $124,900 Active 138 DOM
4. 2026-06-17
   days on market $124,900 Active 137 DOM
5. 2026-06-16
   days on market $124,900 Active 136 DOM
6. 2026-06-15
   days on market $124,900 Active 135 DOM
7. 2026-06-14
   days on market $124,900 Active 133 DOM
8. 2026-06-13
   days on market $124,900 Active 132 DOM
9. 2026-06-10
   days on market $124,900 Active 130 DOM
10. 2026-06-09
    days on market $124,900 Active 129 DOM
11. 2026-06-08
    days on market $124,900 Active 128 DOM
12. 2026-06-07
    days on market $124,900 Active 127 DOM
13. 2026-06-05
    days on market $124,900 Active 124 DOM
14. 2026-06-02
    days on market $124,900 Active 122 DOM
15. 2026-06-01
    days on market $124,900 Active 121 DOM
16. 2026-05-31
    days on market $124,900 Active 120 DOM
17. 2026-05-30
    days on market $124,900 Active 119 DOM
18. 2026-03-28
    historical $1,100
19. 2026-03-19
    price $1,100
20. 2026-03-12
    listed $1,400
21. 2026-03-03
    price $124,900
22. 2026-01-31
    listed $128,900 Active
23. 2025-03-22
    historical $1,400
24. 2025-02-19
    listed $1,400
25. 2025-02-07
    historical $1,400
26. 2025-02-04
    listed $1,400
27. 2022-11-04
    soldstatus 197-char remark

    Show marketing remark (197 chars)

    Very nice second floor condo in Bridgewood Place. Two bedroom, two bath unit with convenient to parking lot with screen porch on front. All appliances remain. Relaxing pond with great sitting area.

28. 2022-08-28
    listed $110,000 197-char remark

    Show marketing remark (197 chars)

    Very nice second floor condo in Bridgewood Place. Two bedroom, two bath unit with convenient to parking lot with screen porch on front. All appliances remain. Relaxing pond with great sitting area.

29. 2020-06-12
    soldstatus 289-char remark

    Show marketing remark (289 chars)

    LIKE NEW. This 2 bedroom 2 bathroom condo is ready to move in to today!. Upstairs unit!. Screened in porch! New LVP flooring throughout with new paint too! This unit is located on one of the ponds and has a fountain right outside the door!. Come and see today as this one wont last long!

30. 2020-02-19
    listed $82,900 289-char remark

    Show marketing remark (289 chars)

    LIKE NEW. This 2 bedroom 2 bathroom condo is ready to move in to today!. Upstairs unit!. Screened in porch! New LVP flooring throughout with new paint too! This unit is located on one of the ponds and has a fountain right outside the door!. Come and see today as this one wont last long!

31. 2019-06-28
    soldstatus
32. 2018-11-13
    listed $69,000
33. 2018-03-19
    soldstatus
34. 2018-01-15
    listed $75,900
35. 2016-01-29
    soldstatus
36. 2015-12-17
    listed $65,000
37. 2013-10-14
    soldstatus
38. 2013-09-11
    listed $67,500

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

Taxation est. · year 1

• Rental income: $16,183
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − HOA: −$2,640
• − Depreciation: −$3,633
• Taxable loss: −$2,174
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $309/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

• 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

-98.4% since first listed

21 events — show timeline

• 2026-03-28 Rental Removed $1,100 BUILDIUM
• 2026-03-19 Price Changed $1,100 BUILDIUM
• 2026-03-12 Listed for Rent $1,400 BUILDIUM
• 2026-03-03 Price Changed $124,900 RAGPD
• 2026-01-31 Listed $128,900 RAGPD
• 2025-03-22 Rental Removed $1,400 BUILDIUM
• 2025-02-19 Listed for Rent $1,400 BUILDIUM
• 2025-02-07 Rental Removed $1,400 BUILDIUM
• 2025-02-04 Listed for Rent $1,400 BUILDIUM
• 2022-11-04 Sold (MLS) — RAGPD
• 2022-08-28 Listed $110,000 RAGPD
• 2020-06-12 Sold (MLS) — RAGPD
• 2020-02-19 Listed $82,900 RAGPD
• 2019-06-28 Sold (MLS) — RAGPD
• 2018-11-13 Listed $69,000 RAGPD
• 2018-03-19 Sold (MLS) — RAGPD
• 2018-01-15 Listed $75,900 RAGPD
• 2016-01-29 Sold (MLS) — RAGPD
• 2015-12-17 Listed $65,000 RAGPD
• 2013-10-14 Sold (MLS) — RAGPD
• 2013-09-11 Listed $67,500 RAGPD