1304 Edgewood Ave · Florence, SC 29501

$74,900

2 bd · 1.0 ba · 1,356 sqft · SingleFamily public records · 16 Days on market

Built 1945 Poor condition 0.26 ac lot $55/sqft · 59% below area

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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
• Schools +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Condition / age +1.0/5.0
• 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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 4.3% 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); 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 86% FRL vs 57% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 38% district-wide (+12 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); 440 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 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 $73,776 (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. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.92% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.82%
• DSCR: 2.42
• GRM: 4.3

CMA / ARV

• ARV (median comp): $181,947
• List price: $74,900
• Delta: -58.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

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%)	4mo	$239,000	$165	73
1211 Jackson Ave	0.25mi	3/1.0 (+1)	1,412 (+4%)	8mo	$197,000	$140	70
1514 Jackson Ave	0.49mi	2/1.5	1,380 (+2%)	5mo	$220,000	$159	68
1206 Gregg Ave	0.15mi	3/1.0 (+1)	1,226 (-10%)	5mo	$179,900	$147	68
1204 Madison Ave	0.22mi	3/2.0 (+1)	1,407 (+4%)	11mo	$237,000	$168	65
425 Winston St	0.60mi	2/1.0	1,390 (+2%)	3mo	$108,000	$78	65
1310 King Ave	0.15mi	2/1.0	1,152 (-15%)	10mo	$165,000	$143	59
903 W Cedar St	0.54mi	3/1.0 (+1)	1,341 (-1%)	11mo	$190,000	$142	59
156 S Carolina Dr	0.30mi	3/1.5 (+1)	1,217 (-10%)	5mo	$90,000	$74	58
157 S Sunset Dr	0.25mi	3/1.5 (+1)	1,550 (+14%)	3mo	$160,000	$103	55
1415 Waverly Ave	0.39mi	3/1.0 (+1)	1,216 (-10%)	8mo	$60,000	$49	53
1008 Myers Ervin Way	0.70mi	3/2.0 (+1)	1,360 (+0%)	11mo	$225,000	$165	49

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: 28.8%
• Equity multiple: 2.23×
• Total profit: $25,849
• Equity at exit: $11,168

10-year hold

• IRR: 37.3%
• Equity multiple: 4.77×
• Total profit: $79,002
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 18 under contract
• Months of supply: 5.1 mo (20%/mo absorbed)
• Median asking: $214,900 ($156/sqft)
• Median days on market: 97 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -14.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29501

• Rents YoY: 4.7%
• Active inventory: 440
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$393
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $556

Break-even live

Break-even rent $735

Max offer price $74,900

Occupancy floor 56%

Sensitivity live

Price	-10% $599	-5% $577	+0% $556	+5% $535	+10% $514
Rent	-10% $442	-5% $499	+0% $556	+5% $613	+10% $670
Rate	-1.0pp $594	-0.5pp $575	base $556	+0.5pp $537	+1.0pp $517

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1215 Gregg Ave Florence, SC	2.0	1.0	1309	$1,350	$1.03	5d	1	0.13mi
1213 Gregg Ave Florence, SC	3.0	2.5	1678	$1,850	$1.10	4d	1	0.14mi
710 Gregg Ave Florence, SC	2.0	2.0	1350	$1,600	$1.19	2d	1	0.61mi
425 Winston St Florence, SC	3.0	1.0	1390	$1,500	$1.08	5d	1	0.63mi
165 S Guerry St Unit 1 Florence, SC	2.0	2.5	1150	$1,250	$1.09	5d	1	0.64mi
319 Revell Dr Unit G Florence, SC	2.0	1.0	950	$1,100	$1.16	5d	1	0.64mi
428 Winston St Florence, SC	2.0	2.5	1134	$1,300	$1.15	5d	1	0.65mi
150 Central Dr Florence, SC	3.0	1.0	1600	$1,550	$0.97	5d	1	0.66mi
1763 Gregg Ave Florence, SC	3.0	1.0	1246	$1,450	$1.16	5d	1	0.69mi
953 Dixie St Florence, SC	3.0	1.0	999	$1,200	$1.20	5d	1	0.89mi
505 Chestnut St Florence, SC	3.0	2.5	1250	$1,650	$1.32	5d	1	0.89mi
515 Hickory St Florence, SC	2.0	1.0	1000	$1,150	$1.15	5d	1	1.00mi
1119 Brunwood Dr Florence, SC	3.0	1.5	1116	$1,200	$1.08	5d	1	1.00mi
323 S McQueen St Florence, SC	3.0	2.0	1374	$2,200	$1.60	5d	1	1.01mi
230 N Coit St Florence, SC	2.0–3.0	2.0–3.0	1035	$808	$0.78	2d	19	1.23mi
2210 W Jody Rd Florence, SC	2.0	2.0	1200	$1,205	$1.00	2d	2	1.26mi
2220 Woodridge Ln Florence, SC	2.0	1.5	900	$1,200	$1.33	5d	1	1.39mi
2201 W Jody Rd Unit 6B Florence, SC	2.0	1.5	950	$1,200	$1.26	5d	1	1.40mi

Property features AI

Finance

• Other: Subdivision: CITY

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single family residenceResidential property
• Construction: Crawl space foundation
• Exterior features: Shingle roofLot about 0.26 acres

Interior

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

Listing history 14 events

1. 2026-07-02
   days on market $74,900 Active 16 DOM
2. 2026-07-01
   days on market $74,900 Active 15 DOM
3. 2026-06-30
   days on market $74,900 Active 14 DOM
4. 2026-06-29
   days on market $74,900 Active 13 DOM
5. 2026-06-28
   days on market $74,900 Active 12 DOM
6. 2026-06-28
   days on market $74,900 Active 11 DOM
7. 2026-06-27
   days on market $74,900 Active 10 DOM
8. 2026-06-26
   days on market $74,900 Active 9 DOM
9. 2026-06-23
   days on market $74,900 Active 6 DOM
10. 2026-06-22
    days on market $74,900 Active 5 DOM
11. 2026-06-19
    days on market $74,900 Active 3 DOM
12. 2026-06-18
    days on market $74,900 Active 2 DOM
13. 2026-06-17
    remarks 699-char remark
14. 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $17,271
• − Mortgage interest: −$4,196
• − Property taxes: −$1,882
• − Insurance: −$374
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,179
• Taxable income: $5,876
• Est. tax owed @ 24.0%: −$1,410
• After-tax cash flow: $5,264/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 · 9 photos

Poor 20/100 Extensive rehab Est. rehab $67,800–$122,040 screening

This property requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to improve the exterior, interior, and HVAC systems.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $50,500–$152,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Major Windows (windows) — Windows appear to be old and possibly not functioning properly.
• Major Electrical (electrical) — Electrical wiring and fixtures appear outdated and may need replacement.
• Major Plumbing (plumbing) — Plumbing fixtures and pipes appear old and may need replacement.
• Major Exterior (exterior) — Exterior walls and siding appear to be in poor condition and may need repair or replacement.
• Major Other — Other components such as doors and trim appear to be in poor condition and may need replacement.

Repairs flagged

• Major Exterior siding — Severe peeling and wear
• Major Hardwood floors — Worn and damaged
• Major Paint — Peeling and signs of wear
• Major Windows — Old and may need replacement
• Major HVAC/mechanicals — No photos, but likely outdated

Value-add opportunities

• Both Painting and repainting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both New flooring — New hardwood floors can significantly increase the home's value ↑
• Both New windows — New windows can improve energy efficiency and increase home value ↑
• Both HVAC upgrade — Upgrading HVAC can improve comfort and energy efficiency ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Royall Elementary C- SC #145/597 Nat'l #11,263/41,679 Middle Henry L. Sneed Middle F SC #162/229 Nat'l #10,204/14,009 High West Florence High B+ SC #46/196 Nat'l #1,843/17,239

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

C Composite livability gradescore 62/100

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 · 141,714 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: 15% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Subdivision: CITY

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single family residenceResidential property
• Construction: Crawl space foundation
• Exterior features: Shingle roofLot about 0.26 acres

Interior

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

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.