1525 Bridgewood Drive, Unit 6 Dr · Florence, SC 29501

$130,000

2 bd · 2.0 ba · 1,125 sqft · Condo · 120 Days on market

Built 1999 $220/mo HOA · 16% 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).

• Cash flow +11.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Rent growth +3.7/5.0
• DSCR +3.2/10.0
• 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 Home to 1525 Bridgewood. This well maintained 2bedroom 2bath second floor condo in West Florence at Bridgewood offers 1,125 sq ft. The kitchen features granite countertops and tile backsplash- all appliances to convey. The great room includes an electric fireplace with access to the screened porch. New LVP flooring throughout. The owners suite has a private bath and walk-in closet. HOA includes lawn care, water, trash pick-up, outdoor lighting as well as exterior building maintenace Move in Ready! Call today to schedule a showing

Key facts

• Move-in ready
• Low-maintenance home
• Prime location

Tags

• MOVE-IN READY
• LOW-MAINTENANCE HOME
• PRIME LOCATION

Property features AI

Finance

• Other: Subdivision: Bridgewood Place
• HOA & community: Homeowners association with a $220 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium (townhouse/condo)
• Construction: Frame construction; Vinyl siding; Shingle roof; Above-grade finished area: 1,125
• Exterior features: Porch; Screened porch

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Exhaust fan; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closets; Insulated windows; Storm windows

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-53 ($-636/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (5.9% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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: 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 79% FRL vs 57% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $118,300 (9.0% 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 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.7% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.40×
• Total profit: $-21,940
• Equity at exit: $19,383

10-year hold

• IRR: -4.9%
• Equity multiple: 0.65×
• Total profit: $-12,853
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$220
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-53

Break-even live

Break-even rent $1,416

Max offer price $122,331

Occupancy floor 99%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Likely covers: watertrashelectriclandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-19
   days on market $130,000 Active 120 DOM
2. 2026-06-18
   days on market $130,000 Active 119 DOM
3. 2026-06-17
   days on market $130,000 Active 118 DOM
4. 2026-06-16
   days on market $130,000 Active 117 DOM
5. 2026-06-15
   days on market $130,000 Active 116 DOM
6. 2026-06-14
   days on market $130,000 Active 114 DOM
7. 2026-06-13
   days on market $130,000 Active 113 DOM
8. 2026-06-10
   days on market $130,000 Active 111 DOM
9. 2026-06-09
   days on market $130,000 Active 110 DOM
10. 2026-06-08
    days on market $130,000 Active 109 DOM
11. 2026-06-07
    days on market $130,000 Active 108 DOM
12. 2026-06-05
    days on market $130,000 Active 105 DOM
13. 2026-06-02
    days on market $130,000 Active 103 DOM
14. 2026-06-01
    days on market $130,000 Active 102 DOM
15. 2026-05-31
    days on market $130,000 Active 101 DOM
16. 2026-05-30
    days on market $130,000 Active 100 DOM
17. 2026-03-05
    price $130,000
18. 2026-02-19
    listed $145,000 Active
19. 2023-08-25
    soldstatus 543-char remark

    Show marketing remark (543 chars)

    Welcome Home to 1525 Bridgewood. This well maintained 2bedroom 2bath second floor condo in West Florence at Bridgewood offers 1,125 sq ft. The kitchen features granite countertops and tile backsplash- all appliances to convey. The great room includes an electric fireplace with access to the screened porch. New LVP flooring throughout. The owners suite has a private bath and walk-in closet. HOA includes lawn care, water, trash pick-up, outdoor lighting as well as exterior building maintenace Move in Ready! Call today to schedule a showing

20. 2023-06-29
    listed $127,000 543-char remark

    Show marketing remark (543 chars)

    Welcome Home to 1525 Bridgewood. This well maintained 2bedroom 2bath second floor condo in West Florence at Bridgewood offers 1,125 sq ft. The kitchen features granite countertops and tile backsplash- all appliances to convey. The great room includes an electric fireplace with access to the screened porch. New LVP flooring throughout. The owners suite has a private bath and walk-in closet. HOA includes lawn care, water, trash pick-up, outdoor lighting as well as exterior building maintenace Move in Ready! Call today to schedule a showing

21. 2022-09-23
    soldstatus 280-char remark

    Show marketing remark (280 chars)

    Amazing move in ready 2bd 2ba water front condo on the 1st floor!!!! Brand new water heater, fresh paint throughout, new granite counter tops, and new flooring in bathrooms. Hoa covers trash removal, yard maintenance, and pest/termite control. Schedule your private showing today.

22. 2022-07-18
    listed $117,999 280-char remark

    Show marketing remark (280 chars)

    Amazing move in ready 2bd 2ba water front condo on the 1st floor!!!! Brand new water heater, fresh paint throughout, new granite counter tops, and new flooring in bathrooms. Hoa covers trash removal, yard maintenance, and pest/termite control. Schedule your private showing today.

23. 2022-01-13
    soldstatus
24. 2021-12-10
    listed $93,000
25. 2020-10-07
    soldstatus
26. 2020-05-28
    listed $78,900
27. 2013-05-24
    soldstatus
28. 2012-12-09
    listed $65,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,183
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − HOA: −$2,640
• − Depreciation: −$3,782
• Taxable loss: −$2,710
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $14/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

+97.3% since first listed

12 events — show timeline

• 2026-03-05 Price Changed $130,000 RAGPD
• 2026-02-19 Listed $145,000 RAGPD
• 2023-08-25 Sold (MLS) — RAGPD
• 2023-06-29 Listed $127,000 RAGPD
• 2022-09-23 Sold (MLS) — RAGPD
• 2022-07-18 Listed $117,999 RAGPD
• 2022-01-13 Sold (MLS) — RAGPD
• 2021-12-10 Listed $93,000 RAGPD
• 2020-10-07 Sold (MLS) — RAGPD
• 2020-05-28 Listed $78,900 RAGPD
• 2013-05-24 Sold (MLS) — RAGPD
• 2012-12-09 Listed $65,900 RAGPD