721 Coventry Ln Unit P Ln · Florence, SC 29501

$126,900

2 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 43 Days on market

Built 1975 Est $182k · 30% under $225/mo HOA · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• 1% rule +5.7/10.0
• Rent growth +3.7/5.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home! This beautifully renovated 2-bedroom, 1.5-bathroom townhome in West Florence offers the perfect blend of modern design and cozy living. Step into a stylish kitchen with elegant granite countertops and stainless steel appliances, making cooking a pleasure. The spacious living room features a charming fireplace—ideal for unwinding after a long day—and seamlessly connects to the open kitchen, fully equipped for your convenience. Recent updates include two completely remodeled bathrooms, new flooring, paint, new light fixtures, and a new storm door, giving the home a refreshed and contemporary feel. The primary bedroom boasts a roomy closet. Outside, enjoy a charming enclosed patio, perfect for relaxing or entertaining. Located just minutes from shopping, dining, and with easy access to both I-95 and I-20, this townhome offers convenience at every turn. Water and lawn maintenance included in HOA. Don’t miss out on this exceptional opportunity—schedule your showing today! (Owner is a licensed SC agent)

Key facts

• Updated kitchen
• Granite countertops
• Fireplace

Tags

• COVENTRY LANE TOWNHOME
• FIRST-FLOOR LIVING ROOM
• FIREPLACE
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• PRIVATE EXTERIOR COURTYARD

Property features AI

Finance

• Other: Subdivision: GOVERNOR'S SQ
• HOA & community: Homeowners association with a $225 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Townhouse (residential); Condo-style; Shingle roof
• Construction: Brick veneer construction; 1,144 above-grade finished area
• Exterior features: Patio; Storm door(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Has cooling
• Interior features: Fireplace in den; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $-44 ($-524/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (6.1% below list).
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $119k (6.1% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: 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 56% at this address vs 38% district-wide (+18 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); 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 $877 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 $119,190 (6.1% 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 43 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $181,896
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
743 Coventry Lane Apt B-5 Ln	0.12mi	2/2.0	1,176 (+3%)	10mo	$113,000	$96	79
513 Magna Carta Rd	0.54mi	3/2.0 (+1)	1,288 (+13%)	4mo	$205,000	$159	43
3825 Charters Dr	0.66mi	3/2.0 (+1)	1,299 (+14%)	2mo	$210,000	$162	38

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: -16.2%
• Equity multiple: 0.41×
• Total profit: $-20,819
• Equity at exit: $18,921

10-year hold

• IRR: -4.3%
• Equity multiple: 0.69×
• Total profit: $-11,016
• Equity at exit: $10,972

Cash invested: $35,532 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$665
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$53
• HOA: −$225
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-44

Break-even live

Break-even rent $1,411

Max offer price $119,190

Occupancy floor 98%

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: $31,725
• Closing costs: $3,807
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $225 · $2,700/yr
• Likely covers: water

Listing history 37 events

1. 2026-06-19
   days on market $126,900 Active 43 DOM
2. 2026-06-18
   days on market $126,900 Active 42 DOM
3. 2026-06-17
   days on market $126,900 Active 41 DOM
4. 2026-06-16
   days on market $126,900 Active 40 DOM
5. 2026-06-15
   days on market $126,900 Active 39 DOM
6. 2026-06-14
   days on market $126,900 Active 37 DOM
7. 2026-06-13
   days on market $126,900 Active 36 DOM
8. 2026-06-10
   days on market $126,900 Active 34 DOM
9. 2026-06-09
   days on market $126,900 Active 33 DOM
10. 2026-06-08
    days on market $126,900 Active 32 DOM
11. 2026-06-07
    days on market $126,900 Active 31 DOM
12. 2026-06-05
    days on market $126,900 Active 28 DOM
13. 2026-06-02
    days on market $126,900 Active 26 DOM
14. 2026-06-01
    days on market $126,900 Active 25 DOM
15. 2026-05-31
    days on market $126,900 Active 24 DOM
16. 2026-05-30
    days on market $126,900 Active 23 DOM
17. 2026-05-18
    price $126,900
18. 2026-04-29
    soldstatus $200,000
19. 2026-04-25
    listed $127,900 Active
20. 2024-11-25
    soldstatus Closed 1062-char remark

    Show marketing remark (1062 chars)

    Welcome to your new home! This beautifully renovated 2-bedroom, 1.5-bathroom townhome in West Florence offers the perfect blend of modern design and cozy living. Step into a stylish kitchen with elegant granite countertops and stainless steel appliances, making cooking a pleasure. The spacious living room features a charming fireplace—ideal for unwinding after a long day—and seamlessly connects to the open kitchen, fully equipped for your convenience. Recent updates include two completely remodeled bathrooms, new flooring, paint, new light fixtures, and a new storm door, giving the home a refreshed and contemporary feel. The primary bedroom boasts a roomy closet. Outside, enjoy a charming enclosed patio, perfect for relaxing or entertaining. Located just minutes from shopping, dining, and with easy access to both I-95 and I-20, this townhome offers convenience at every turn. Water and lawn maintenance included in HOA. Don’t miss out on this exceptional opportunity—schedule your showing today! (Owner is a licensed SC agent)

21. 2024-10-25
    historical Active Under Contract 1062-char remark

    Show marketing remark (1062 chars)

    Welcome to your new home! This beautifully renovated 2-bedroom, 1.5-bathroom townhome in West Florence offers the perfect blend of modern design and cozy living. Step into a stylish kitchen with elegant granite countertops and stainless steel appliances, making cooking a pleasure. The spacious living room features a charming fireplace—ideal for unwinding after a long day—and seamlessly connects to the open kitchen, fully equipped for your convenience. Recent updates include two completely remodeled bathrooms, new flooring, paint, new light fixtures, and a new storm door, giving the home a refreshed and contemporary feel. The primary bedroom boasts a roomy closet. Outside, enjoy a charming enclosed patio, perfect for relaxing or entertaining. Located just minutes from shopping, dining, and with easy access to both I-95 and I-20, this townhome offers convenience at every turn. Water and lawn maintenance included in HOA. Don’t miss out on this exceptional opportunity—schedule your showing today! (Owner is a licensed SC agent)

22. 2024-09-28
    listed $124,999 Active 1062-char remark

    Show marketing remark (1062 chars)

    Welcome to your new home! This beautifully renovated 2-bedroom, 1.5-bathroom townhome in West Florence offers the perfect blend of modern design and cozy living. Step into a stylish kitchen with elegant granite countertops and stainless steel appliances, making cooking a pleasure. The spacious living room features a charming fireplace—ideal for unwinding after a long day—and seamlessly connects to the open kitchen, fully equipped for your convenience. Recent updates include two completely remodeled bathrooms, new flooring, paint, new light fixtures, and a new storm door, giving the home a refreshed and contemporary feel. The primary bedroom boasts a roomy closet. Outside, enjoy a charming enclosed patio, perfect for relaxing or entertaining. Located just minutes from shopping, dining, and with easy access to both I-95 and I-20, this townhome offers convenience at every turn. Water and lawn maintenance included in HOA. Don’t miss out on this exceptional opportunity—schedule your showing today! (Owner is a licensed SC agent)

23. 2022-06-01
    soldstatus 303-char remark

    Show marketing remark (303 chars)

    This condo is in a great location and will make a great home or investment property. There is a courtyard patio for grilling and entertaining, which you'll have time for since grounds maintenance will not be a worry. Water and trash pickup are included in the HOA fees. Call today to schedule a showing!

24. 2022-06-01
    soldstatus

    Show marketing remark (303 chars)

    This condo is in a great location and will make a great home or investment property. There is a courtyard patio for grilling and entertaining, which you'll have time for since grounds maintenance will not be a worry. Water and trash pickup are included in the HOA fees. Call today to schedule a showing!

25. 2022-06-01
    soldstatus

    Show marketing remark (303 chars)

    This condo is in a great location and will make a great home or investment property. There is a courtyard patio for grilling and entertaining, which you'll have time for since grounds maintenance will not be a worry. Water and trash pickup are included in the HOA fees. Call today to schedule a showing!

26. 2022-04-07
    listed $67,500 303-char remark

    Show marketing remark (303 chars)

    This condo is in a great location and will make a great home or investment property. There is a courtyard patio for grilling and entertaining, which you'll have time for since grounds maintenance will not be a worry. Water and trash pickup are included in the HOA fees. Call today to schedule a showing!

27. 2022-04-07
    listed $67,500

    Show marketing remark (303 chars)

    This condo is in a great location and will make a great home or investment property. There is a courtyard patio for grilling and entertaining, which you'll have time for since grounds maintenance will not be a worry. Water and trash pickup are included in the HOA fees. Call today to schedule a showing!

28. 2022-04-07
    listed $67,500

    Show marketing remark (303 chars)

    This condo is in a great location and will make a great home or investment property. There is a courtyard patio for grilling and entertaining, which you'll have time for since grounds maintenance will not be a worry. Water and trash pickup are included in the HOA fees. Call today to schedule a showing!

29. 2022-03-28
    soldstatus
30. 2021-07-13
    listed $92,900
31. 2019-05-10
    soldstatus
32. 2019-02-15
    soldstatus
33. 2018-11-09
    listed $59,900
34. 2018-04-27
    listed $49,500
35. 1994-03-31
    soldstatus $35,000
36. 1991-10-31
    soldstatus $231,000
37. 1991-01-31
    soldstatus $95,000

ⓘ 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: $2,052 · $171/mo
• Projected year-2 tax: $2,052 · $171/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 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: $16,264
• − Mortgage interest: −$7,108
• − Property taxes: −$2,052
• − Insurance: −$634
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − HOA: −$2,700
• − Depreciation: −$3,692
• Taxable loss: −$2,525
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $82/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

+33.6% since first listed

21 events — show timeline

• 2026-05-18 Price Changed $126,900 RAGPD
• 2026-04-29 Sold (Public Records) $200,000 Public Records
• 2026-04-25 Listed $127,900 RAGPD
• 2024-11-25 Sold (MLS) — RAGPD
• 2024-10-25 Contingent — RAGPD
• 2024-09-28 Listed $124,999 RAGPD
• 2022-06-01 Sold (MLS) — RAGPD
• 2022-06-01 Sold (MLS) — RAGPD
• 2022-06-01 Sold (MLS) — RAGPD
• 2022-04-07 Listed $67,500 RAGPD
• 2022-04-07 Listed $67,500 RAGPD
• 2022-04-07 Listed $67,500 RAGPD
• 2022-03-28 Sold (MLS) — RAGPD
• 2021-07-13 Listed $92,900 RAGPD
• 2019-05-10 Sold (MLS) — RAGPD
• 2019-02-15 Sold (MLS) — RAGPD
• 2018-11-09 Listed $59,900 RAGPD
• 2018-04-27 Listed $49,500 RAGPD
• 1994-03-31 Sold (Public Records) $35,000 Public Records
• 1991-10-31 Sold (Public Records) $231,000 Public Records
• 1991-01-31 Sold (Public Records) $95,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,052 · +38.2% YoY. Source: county tax records.