1304 Edgewood Ave · Florence, SC 29501

$74,900

2 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 3 Days on market

Built 1945 0.26 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

HUD PROPERTY SOLD AS IS. FHA INSURABLE WITH REPAIR ESCROW $1760. MCB MAKES NO WARRANTY AS TO THE EXISTENCE OF MOLD IN THIS PROPERTY AND IS NOT LIABLE FOR THE POTENTIAL HARMFUL EFFECTS THEREOR.

Key facts

• Generously sized lot
• 0.26 acre lot
• Built 1945

Tags

• GENEROUSLY SIZED LOT
• FUNCTIONAL FLOOR PLAN
• COMFORTABLE LIVING SPACES

Property features AI

Finance

• Other: Subdivision: CITY

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Crawl space foundation
• Exterior features: Shingle roof; Lot about 0.26 acres

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 14.3% 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: Royall Elementary (math 43% / reading 61%, grade C-, #145 of 597 statewide, top 26%, 478 students, 100% FRL); West Florence High (math 57% / reading 88%, grade B+, #46 of 196 statewide, top 24%, 1,807 students, 65% FRL) — zoned schools average 82% FRL vs 57% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 62% at this address vs 38% district-wide (+24 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 $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $58k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.82% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.43%
• DSCR: 2.27
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $197,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 S Edisto Dr	0.09mi	3/2.0 (+1)	1,445 (+7%)	1mo	$239,000	$165	75
1211 Jackson Ave	0.25mi	3/1.0 (+1)	1,412 (+4%)	5mo	$197,000	$140	72
1206 Gregg Ave	0.15mi	3/1.0 (+1)	1,226 (-10%)	2mo	$179,900	$147	71
1514 Jackson Ave	0.49mi	2/1.5	1,380 (+2%)	2mo	$220,000	$159	71
1204 Madison Ave	0.22mi	3/2.0 (+1)	1,407 (+4%)	8mo	$237,000	$168	68
612 Greenway Dr	0.55mi	2/2.0	1,354 (-0%)	8mo	$105,000	$78	63
1310 King Ave	0.15mi	2/1.0	1,152 (-15%)	7mo	$165,000	$143	62
903 W Cedar St	0.54mi	3/1.0 (+1)	1,341 (-1%)	8mo	$190,000	$142	62
156 S Carolina Dr	0.30mi	3/1.5 (+1)	1,217 (-10%)	2mo	$90,000	$74	60
1415 Waverly Ave	0.39mi	3/1.0 (+1)	1,216 (-10%)	4mo	$60,000	$49	56
1008 Myers Ervin Way	0.70mi	3/2.0 (+1)	1,360 (+0%)	8mo	$225,000	$165	51
1103 Kenwood Ave	0.44mi	3/1.5 (+1)	1,200 (-12%)	8mo	$174,900	$146	46

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: 24.8%
• Equity multiple: 2.05×
• Total profit: $21,943
• Equity at exit: $11,168

10-year hold

• IRR: 33.7%
• Equity multiple: 4.35×
• Total profit: $70,183
• Equity at exit: $6,476

Cash invested: $20,972 (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: 328
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $497

Break-even live

Break-even rent $735

Max offer price $74,900

Occupancy floor 59%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $74,900 Active 3 DOM
2. 2026-06-18
   days on market $74,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $74,900 Active 1 DOM

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 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: $16,371
• − Mortgage interest: −$4,196
• − Property taxes: −$1,882
• − Insurance: −$374
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$2,179
• Taxable income: $5,120
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $4,734/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

+8.6% since first listed

4 events — show timeline

• 2026-06-06 Listed $74,900 RAGPD
• 2004-12-10 Sold (MLS) $58,000 Charleston Trident MLS
• 2004-09-23 Listed $65,000 Charleston Trident MLS
• 2002-06-30 Sold (Public Records) $69,000 Public Records

Property tax history

+30.8%/yr

Latest (2025): $1,882 · +6.6% YoY. Source: county tax records.