1189 Waxwing Dr Unit F · Florence, SC 29505

$150,000

2 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 21 Days on market

Built 2008 Est $235k · 36% under $180/mo HOA · 12% 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.3/10.0
• 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 MLS

Located in the desirable Marsh Pointe Subdivision, this spacious 1,480 sqft, second floor condo offers comfort and convenience with a first-floor entrance. The vaulted ceiling in the great room enhances the open layout with lots of light and gives this condo a nice open feel. The kitchen features new stainless steel appliances and a large pantry with built-in shelving. Adjacent to the kitchen is a convenient dining area. The condo includes 2 bedrooms and 2 full baths, with the primary suite offering an ensuite bath and two walk-in closets. This ensuite bathroom features a separate standing shower and jetted tub. Off the main hall is a home office space and separate laundry room with additional storage. The private screened porch makes enjoying a coffee in the morning the perfect way to start your day. The under stair storage closet at the ground level entrance is another plus for this condo. The association fees cover exterior maintenance, roof, water, garbage, termite treatment, as well as the grounds maintenance. Make sure to schedule your showing today

Key facts

• Vaulted ceiling
• Dining area
• Ensuite bath

Tags

• FIRST FLOOR ENTRANCE
• VAULTED CEILING
• NEW STAINLESS STEEL APPLIANCES
• LARGE PANTRY
• DINING AREA
• ENSUITE BATH

Property features AI

Finance

• HOA & community: Property is part of a homeowners association (HOA fee details: see remarks)

Exterior

• Parking: Driveway (see remarks for details); Garage/parking: see remarks
• Utilities: Public water; Electric water heater; Public sewer; No garbage pickup
• Home design: Single-story residence; Approximately 21–30 years old; Slab foundation
• Construction: Architectural roof
• Exterior features: Screened porch; Thermal windows; Brick veneer (full)

Interior

• Kitchen: 8 x 10 kitchen; Dishwasher; Refrigerator; Electric oven; Built-in microwave
• Bedrooms: Primary bedroom with full bath and multiple closets (14 x 17); Second bedroom (10 x 10)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric forced-air heating; Electric cooling
• Interior features: 9-foot+ ceilings; Ceiling fans; Jetted tub; Walk-in closet; Office/Study
• Laundry & utility: Laundry on 1st floor; Washer connection; Dryer hookup (electric)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• 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).

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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 2y 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.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $235,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3018 Red Berry Cir	0.48mi	3/2.0 (+1)	1,480 (0%)	9mo	$217,000	$147	65
3003 Red Berry Cir	0.55mi	3/2.0 (+1)	1,496 (+1%)	5mo	$238,000	$159	63
1830 W Sandhurst Dr	0.67mi	3/2.0 (+1)	1,534 (+4%)	1mo	$190,000	$124	57
3043 Red Berry Cir	0.44mi	3/2.0 (+1)	1,374 (-7%)	10mo	$224,000	$163	54
3026 Red Berry Cir	0.43mi	3/2.0 (+1)	1,360 (-8%)	10mo	$222,000	$163	53
843 Wood Duck Ln	0.74mi	3/2.0 (+1)	1,456 (-2%)	6mo	$222,000	$152	53
1905 Marsh Ave	0.47mi	3/2.0 (+1)	1,670 (+13%)	2mo	$225,000	$135	50
838 Wood Duck Ln	0.72mi	3/2.0 (+1)	1,511 (+2%)	12mo	$247,900	$164	48
2100 S Enchanted Ln	0.72mi	3/2.0 (+1)	1,385 (-6%)	3mo	$225,500	$163	48
900 Iona Dr	0.47mi	3/2.0 (+1)	1,637 (+11%)	10mo	$300,000	$183	47
1812 Woods Dr	0.72mi	3/2.0 (+1)	1,530 (+3%)	11mo	$201,000	$131	47
857 Greenwing Teal	0.74mi	3/2.0 (+1)	1,602 (+8%)	6mo	$246,000	$154	42

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-8,575
• Equity at exit: $22,365

10-year hold

• IRR: 8.7%
• Equity multiple: 1.79×
• Total profit: $33,137
• Equity at exit: $12,969

Cash invested: $42,000 (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 29505

• Rents YoY: 7.0%
• Active inventory: 183
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$62
• HOA: −$180
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $146

Break-even live

Break-even rent $1,353

Max offer price $150,000

Occupancy floor 86%

Sensitivity live

Price	-10% $231	-5% $188	+0% $146	+5% $104	+10% $61
Rent	-10% $25	-5% $85	+0% $146	+5% $207	+10% $268
Rate	-1.0pp $222	-0.5pp $184	base $146	+0.5pp $107	+1.0pp $68

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: watertrashlandscapingexterior maint.

Listing history 45 events

1. 2026-06-19
   days on market $150,000 Active 21 DOM
2. 2026-06-18
   days on market $150,000 Active 20 DOM
3. 2026-06-17
   days on market $150,000 Active 19 DOM
4. 2026-06-16
   days on market $150,000 Active 18 DOM
5. 2026-06-15
   days on market $150,000 Active 17 DOM
6. 2026-06-14
   days on market $150,000 Active 15 DOM
7. 2026-06-13
   days on market $150,000 Active 14 DOM
8. 2026-06-10
   days on market $150,000 Active 12 DOM
9. 2026-06-09
   days on market $150,000 Active 11 DOM
10. 2026-06-08
    days on market $150,000 Active 10 DOM
11. 2026-06-07
    days on market $150,000 Active 9 DOM
12. 2026-06-05
    days on market $150,000 Active 6 DOM
13. 2026-06-02
    days on market $150,000 Active 4 DOM
14. 2026-06-01
    days on market $150,000 Active 3 DOM
15. 2026-05-31
    days on market $150,000 Active 2 DOM
16. 2026-05-29
    listed $150,000 Active 1072-char remark

    Show marketing remark (1072 chars)

    Located in the desirable Marsh Pointe Subdivision, this spacious 1,480 sqft, second floor condo offers comfort and convenience with a first-floor entrance. The vaulted ceiling in the great room enhances the open layout with lots of light and gives this condo a nice open feel. The kitchen features new stainless steel appliances and a large pantry with built-in shelving. Adjacent to the kitchen is a convenient dining area. The condo includes 2 bedrooms and 2 full baths, with the primary suite offering an ensuite bath and two walk-in closets. This ensuite bathroom features a separate standing shower and jetted tub. Off the main hall is a home office space and separate laundry room with additional storage. The private screened porch makes enjoying a coffee in the morning the perfect way to start your day. The under stair storage closet at the ground level entrance is another plus for this condo. The association fees cover exterior maintenance, roof, water, garbage, termite treatment, as well as the grounds maintenance. Make sure to schedule your showing today

17. 2026-05-29
    listed $150,000 Active

    Show marketing remark (1072 chars)

    Located in the desirable Marsh Pointe Subdivision, this spacious 1,480 sqft, second floor condo offers comfort and convenience with a first-floor entrance. The vaulted ceiling in the great room enhances the open layout with lots of light and gives this condo a nice open feel. The kitchen features new stainless steel appliances and a large pantry with built-in shelving. Adjacent to the kitchen is a convenient dining area. The condo includes 2 bedrooms and 2 full baths, with the primary suite offering an ensuite bath and two walk-in closets. This ensuite bathroom features a separate standing shower and jetted tub. Off the main hall is a home office space and separate laundry room with additional storage. The private screened porch makes enjoying a coffee in the morning the perfect way to start your day. The under stair storage closet at the ground level entrance is another plus for this condo. The association fees cover exterior maintenance, roof, water, garbage, termite treatment, as well as the grounds maintenance. Make sure to schedule your showing today

18. 2025-09-25
    historical
19. 2025-09-15
    status Active
20. 2025-09-12
    listed $148,900 Active
21. 2025-09-11
    status Active
22. 2025-08-23
    status Pending
23. 2025-08-21
    historical Active Under Contract
24. 2025-08-05
    status Active
25. 2025-08-04
    status Active
26. 2025-07-07
    historical Active Under Contract
27. 2025-07-06
    status Pending
28. 2025-06-26
    listed $148,900 Active
29. 2025-06-26
    listed $148,900 Active
30. 2025-05-29
    soldstatus $139,900
31. 2025-05-27
    soldstatus Closed
32. 2025-04-26
    historical Active Under Contract
33. 2025-03-24
    status Active
34. 2025-03-16
    listed $139,900 Active
35. 2025-02-28
    status Active
36. 2025-01-29
    price $142,500
37. 2025-01-26
    status Active
38. 2024-12-29
    historical Active Under Contract
39. 2024-10-17
    price $149,900
40. 2024-10-16
    status Active
41. 2024-09-26
    status Active
42. 2024-09-11
    price $154,900
43. 2024-08-17
    listed $159,900 Active
44. 2023-05-01
    soldstatus $400,000
45. 2008-06-30
    soldstatus $55,000

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$376/yr (+$31/mo · 78.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,456
• − Mortgage interest: −$8,402
• − Property taxes: −$479
• − Insurance: −$750
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − HOA: −$2,160
• − Depreciation: −$4,364
• Taxable loss: −$652
• Est. tax savings @ 24.0%: +$156
• After-tax cash flow: $1,909/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

+172.7% since first listed

30 events — show timeline

• 2026-05-29 Listed $150,000 Greater Greenville MLS
• 2026-05-29 Listed $150,000 WUMLS
• 2025-09-25 Listing Removed — WUMLS
• 2025-09-15 Relisted — WUMLS
• 2025-09-12 Listed $148,900 RAGPD
• 2025-09-11 Relisted — RAGPD
• 2025-08-23 Pending — WUMLS
• 2025-08-21 Contingent — RAGPD
• 2025-08-05 Relisted — WUMLS
• 2025-08-04 Relisted — RAGPD
• 2025-07-07 Contingent — RAGPD
• 2025-07-06 Pending — WUMLS
• 2025-06-26 Listed $148,900 RAGPD
• 2025-06-26 Listed $148,900 WUMLS
• 2025-05-29 Sold (Public Records) $139,900 Public Records
• 2025-05-27 Sold (MLS) — RAGPD
• 2025-04-26 Contingent — RAGPD
• 2025-03-24 Relisted — RAGPD
• 2025-03-16 Listed $139,900 RAGPD
• 2025-02-28 Relisted — RAGPD
• 2025-01-29 Price Changed $142,500 RAGPD
• 2025-01-26 Relisted — RAGPD
• 2024-12-29 Contingent — RAGPD
• 2024-10-17 Price Changed $149,900 RAGPD
• 2024-10-16 Relisted — RAGPD
• 2024-09-26 Relisted — RAGPD
• 2024-09-11 Price Changed $154,900 RAGPD
• 2024-08-17 Listed $159,900 RAGPD
• 2023-05-01 Sold (Public Records) $400,000 Public Records
• 2008-06-30 Sold (Public Records) $55,000 Public Records

Property tax history

-12.0%/yr

Latest (2025): $479 · -83.2% YoY. Source: county tax records.