508 N Warren St · Timmonsville, SC 29161

$75,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 116 Days on market

Built 1970 6,970 sqft 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Timmonsville! This 3-bedroom, 1-bath home offers approximately 984 sq ft of living space and has been previously used as a rental, making it a solid option for an investor looking to expand their portfolio or a buyer ready to add some TLC. Major systems have already been addressed, including a roof replaced in 2015 and an HVAC system installed around 2015–2016, providing peace of mind on two of the home’s larger expenses. The property features hardwood floors throughout the main living areas and bedrooms, adding character and long-term value. The layout includes a washer area located in the bathroom, with the dryer located outside. The home remains mostly

Key facts

• Hardwood floors
• Roof replaced
• 6,970 sq ft lot

Tags

• HARDWOOD FLOORS
• WASHER AREA IN BATHROOM
• HVAC SYSTEM INSTALLED
• ROOF REPLACED

Property features AI

Finance

• Other: Lot approximately 0.16 acres; Subdivision: COUNTY

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential); Approximately 984 above-grade finished area
• Construction: Brick veneer exterior
• Exterior features: Front porch; Shingle roof

Interior

• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile and wood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/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: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#309 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime F, amenities F, commute 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: Brockington Elementary Magnet (301 students, 99% 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.
• Market conditions: 51 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $17k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $500; list at $75k implies a 14900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.38%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.45×
• Total profit: $9,443
• Equity at exit: $11,183

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $36,006
• Equity at exit: $6,485

Cash invested: $21,000 (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 29161

• Home prices YoY: -4.9%
• Active inventory: 51
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,034 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $339

Break-even live

Break-even rent $605

Max offer price $75,000

Occupancy floor 62%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $75,000 Active 116 DOM
2. 2026-06-18
   days on market $75,000 Active 115 DOM
3. 2026-06-17
   days on market $75,000 Active 114 DOM
4. 2026-06-16
   days on market $75,000 Active 113 DOM
5. 2026-06-15
   days on market $75,000 Active 112 DOM
6. 2026-06-14
   days on market $75,000 Active 110 DOM
7. 2026-06-13
   days on market $75,000 Active 109 DOM
8. 2026-06-10
   days on market $75,000 Active 107 DOM
9. 2026-06-09
   days on market $75,000 Active 106 DOM
10. 2026-06-08
    days on market $75,000 Active 105 DOM
11. 2026-06-07
    days on market $75,000 Active 104 DOM
12. 2026-06-05
    days on market $75,000 Active 101 DOM
13. 2026-06-02
    days on market $75,000 Active 99 DOM
14. 2026-06-01
    days on market $75,000 Active 98 DOM
15. 2026-05-31
    days on market $75,000 Active 97 DOM
16. 2026-05-30
    days on market $75,000 Active 96 DOM
17. 2026-05-22
    price $75,000
18. 2026-04-15
    price $87,000
19. 2026-02-23
    listed $92,000 Active
20. 2013-08-29
    soldstatus
21. 2013-07-15
    listed $16,500
22. 2013-04-01
    soldstatus $500
23. 2010-08-12
    soldstatus $16,500
24. 2007-08-27
    soldstatus $10,000

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $636 · $53/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 6/10 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: $12,407
• − Mortgage interest: −$4,201
• − Property taxes: −$636
• − Insurance: −$375
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$2,182
• Taxable income: $3,028
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $3,344/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 — Timmonsville

• Score: 55/100
• State rank: #309
• US rank: #23528

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Timmonsville, SC
• Population (ZIP): 10,114

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: Majority White (51%)
• Race & ethnicity: White 51% Black 44% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▼ -11.43%
• Current HPI: 222.6015
• Rent YoY: —
• Metro: —
• 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

+650.0% since first listed

8 events — show timeline

• 2026-05-22 Price Changed $75,000 RAGPD
• 2026-04-15 Price Changed $87,000 RAGPD
• 2026-02-23 Listed $92,000 RAGPD
• 2013-08-29 Sold (MLS) — RAGPD
• 2013-07-15 Listed $16,500 RAGPD
• 2013-04-01 Sold (Public Records) $500 Public Records
• 2010-08-12 Sold (Public Records) $16,500 Public Records
• 2007-08-27 Sold (Public Records) $10,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $636 · +5.6% YoY. Source: county tax records.