1080 Sugar Creek Cir · Florence, SC 29501

$159,000

4 bd · 2.0 ba · 1,836 sqft · Other · 54 Days on market

Built 1997 0.75 ac lot

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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 +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.75 acre lot
• Built 1997
• Listed 53 days

Property features AI

Finance

• Other: Lot size approximately 0.75 acres; Subdivision: Sugar Creek

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Residential mobile home (manufactured home)
• Construction: Vinyl siding; Crawl space foundation; Built area above grade: 1,836
• Exterior features: Storage; Metal roof

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Living room fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $159k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Darlington Middle (math 21% / reading 28%, grade F, #166 of 229 statewide, top 72%, 919 students, 100% FRL); Darlington High (math 49% / reading 73%, grade C+, #105 of 196 statewide, top 54%, 1,054 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 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; 195 units permitted in Darlington County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $159k implies a 2020% 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; 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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 8.2

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: -7.1%
• Equity multiple: 0.73×
• Total profit: $-11,834
• Equity at exit: $23,707

10-year hold

• IRR: 4.6%
• Equity multiple: 1.36×
• Total profit: $16,001
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $174

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 84%

Sensitivity live

Price	-10% $284	-5% $229	+0% $174	+5% $119	+10% $64
Rent	-10% $47	-5% $111	+0% $174	+5% $238	+10% $302
Rate	-1.0pp $254	-0.5pp $215	base $174	+0.5pp $133	+1.0pp $91

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $159,000 Active 54 DOM
2. 2026-06-18
   days on market $159,000 Active 53 DOM
3. 2026-06-17
   days on market $159,000 Active 52 DOM
4. 2026-06-16
   days on market $159,000 Active 51 DOM
5. 2026-06-15
   days on market $159,000 Active 50 DOM
6. 2026-06-14
   days on market $159,000 Active 48 DOM
7. 2026-06-13
   days on market $159,000 Active 47 DOM
8. 2026-06-10
   days on market $159,000 Active 45 DOM
9. 2026-06-09
   days on market $159,000 Active 44 DOM
10. 2026-06-08
    days on market $159,000 Active 43 DOM
11. 2026-06-07
    days on market $159,000 Active 42 DOM
12. 2026-06-05
    days on market $159,000 Active 39 DOM
13. 2026-06-03
    days on market $159,000 Active 38 DOM
14. 2026-06-02
    days on market $159,000 Active 37 DOM
15. 2026-06-01
    days on market $159,000 Active 36 DOM
16. 2026-05-31
    days on market $159,000 Active 35 DOM
17. 2026-05-30
    days on market $159,000 Active 34 DOM
18. 2026-04-26
    listed $159,000 Active
19. 2005-04-28
    soldstatus $7,500

ⓘ 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 · 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: $19,339
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,625
• Taxable loss: −$467
• Est. tax savings @ 24.0%: +$112
• After-tax cash flow: $2,204/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 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 (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

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 · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

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

+2020.0% since first listed

2 events — show timeline

• 2026-04-26 Listed $159,000 RAGPD
• 2005-04-28 Sold (Public Records) $7,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $45 · +0.2% YoY. Source: county tax records.