533 Third Loop, Unit A Rd · Florence, SC 29505

$145,000

3 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 129 Days on market

Built 2006 Est $202k · 28% under $290/mo HOA · 17% of rent

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Why this score? — see what drove the C 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 +17.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +5.5/10.0
• Rent growth +4.2/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained first-floor condo in South Florence, offering a comfortable, low-maintenance lifestyle with numerous recent updates already completed. Thoughtfully improved and move-in ready, this 3-bedroom, 2-bath home combines functionality, convenience, and value in a highly accessible location. Inside, the open layout creates an easy flow between the living, dining, and kitchen areas, making the space feel connected and practical for everyday living. New flooring has been installed throughout, featuring a combination of durable vinyl and carpet, complemented by fresh interior paint, crown molding, and updated lighting fixtures that add a clean, finished look. The living

Key facts

• Recent updates
• First-floor condo
• New flooring

Tags

• FIRST-FLOOR CONDO
• RECENT UPDATES
• OPEN LAYOUT
• NEW FLOORING
• DEDICATED LAUNDRY ROOM
• PRIVATE RETREAT

Property features AI

Finance

• Other: Subdivision: South Haven
• Financial info:
• HOA & community: Homeowners association with a $290 monthly fee

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Residential condominium (townhouse/condo)
• Construction: Brick veneer construction; 1,304 above-grade finished area
• Exterior features: Shingle roof; Crawl space foundation

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms:
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Microwave, Range, Refrigerator; Ceiling fan(s); Heat pump
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Briggs Elementary (math 37% / reading 48%, grade F, #252 of 597 statewide, top 43%, 434 students, 73% FRL); Southside Middle (math 18% / reading 38%, grade F, #146 of 229 statewide, top 64%, 1,100 students, 100% FRL); South Florence High (math 58% / reading 86%, grade B+, #48 of 196 statewide, top 26%, 1,643 students, 77% FRL) — zoned schools average 83% FRL vs 57% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.0%/yr); 183 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.20% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $202,120
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Red Tip Cir	0.24mi	3/2.0	1,328 (+2%)	3mo	$205,900	$155	84
2728 Winterbrook Dr	0.33mi	3/2.0	1,245 (-4%)	7mo	$204,000	$164	72
843 Wood Duck Ln	0.10mi	3/2.0	1,456 (+12%)	6mo	$222,000	$152	71
2744 Winterbrook Dr	0.36mi	3/2.0	1,219 (-6%)	5mo	$207,500	$170	68
635 Red Tip Cir	0.30mi	3/2.0	1,400 (+7%)	9mo	$204,990	$146	66
2732 Winterbrook Dr	0.34mi	3/2.0	1,360 (+4%)	15mo	$204,910	$151	65
2705 Winterbrook Dr	0.26mi	3/2.0	1,387 (+6%)	21mo	$215,000	$155	60
851 Wood Duck Ln	0.11mi	3/2.0	1,493 (+14%)	14mo	$214,000	$143	59
2700 Millridge Dr	0.32mi	2/1.0 (-1)	1,159 (-11%)	3mo	$169,900	$147	55
2737 Millridge Dr	0.35mi	3/2.0	1,123 (-14%)	15mo	$180,000	$160	48
1911 Horlbeck St	0.56mi	3/2.0	1,430 (+10%)	15mo	$282,500	$198	45

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 · 6.97% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.78×
• Total profit: $-8,928
• Equity at exit: $21,620

10-year hold

• IRR: 9.1%
• Equity multiple: 1.85×
• Total profit: $34,470
• Equity at exit: $12,537

Cash invested: $40,600 (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 29505

• Rents YoY: 7.0%
• Active inventory: 183
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$157 /mo · $1,879/yr
• Insurance: −$60
• HOA: −$290
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $112

Break-even live

Break-even rent $1,604

Max offer price $145,000

Occupancy floor 89%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $290 · $3,480/yr

Listing history 21 events

1. 2026-06-19
   days on market $145,000 Active 129 DOM
2. 2026-06-18
   days on market $145,000 Active 128 DOM
3. 2026-06-17
   days on market $145,000 Active 127 DOM
4. 2026-06-16
   days on market $145,000 Active 126 DOM
5. 2026-06-15
   days on market $145,000 Active 125 DOM
6. 2026-06-14
   days on market $145,000 Active 123 DOM
7. 2026-06-13
   days on market $145,000 Active 122 DOM
8. 2026-06-10
   days on market $145,000 Active 120 DOM
9. 2026-06-09
   days on market $145,000 Active 119 DOM
10. 2026-06-08
    days on market $145,000 Active 118 DOM
11. 2026-06-07
    days on market $145,000 Active 117 DOM
12. 2026-06-05
    days on market $145,000 Active 114 DOM
13. 2026-06-02
    days on market $145,000 Active 112 DOM
14. 2026-06-01
    days on market $145,000 Active 111 DOM
15. 2026-05-31
    days on market $145,000 Active 110 DOM
16. 2026-05-30
    days on market $145,000 Active 109 DOM
17. 2026-03-01
    historical $1,350
18. 2026-02-10
    listed $145,000 Active
19. 2026-02-04
    listed $1,350
20. 2023-09-10
    historical $1,300
21. 2023-08-10
    listed $1,350

ⓘ 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: $1,879 · $157/mo
• Projected year-2 tax: $1,879 · $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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $20,951
• − Mortgage interest: −$8,122
• − Property taxes: −$1,879
• − Insurance: −$725
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − HOA: −$3,480
• − Depreciation: −$4,218
• Taxable loss: −$825
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $1,541/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): 23,895
• Household income: $67,343
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 559.0

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 0.57)
• Race & ethnicity: White 53% Black 38% Hispanic / Latino 5% Two or more races 3% Asian 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -138.13%
• Current HPI: 177.9352
• Rent YoY: ▲ 6.97%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-03-01 Rental Removed $1,350 BUILDIUM
• 2026-02-10 Listed $145,000 RAGPD
• 2026-02-04 Listed for Rent $1,350 BUILDIUM
• 2023-09-10 Rental Removed $1,300 BUILDIUM
• 2023-08-10 Listed for Rent $1,350 BUILDIUM

Property tax history

+18.2%/yr

Latest (2025): $1,879 · +6.6% YoY. Source: county tax records.