1119 Annelle Dr · Florence, SC 29505

$175,000

3 bd · 2.0 ba · 1,565 sqft · SingleFamily public records · 134 Days on market

Built 1999 9,583 sqft lot Est $222k · 21% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• 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

Spacious and versatile 3-bedroom, 2-bath home featuring a bonus room over the garage that can easily serve as a fourth bedroom, home office, or playroom. The inviting living area includes a cozy fireplace, perfect for relaxing evenings. Enjoy outdoor living on the rear deck, ideal for entertaining or unwinding. A well-designed layout offers comfort, flexibility, and plenty of space for today’s lifestyle.

Key facts

• Bonus room
• Cozy fireplace
• Rear deck

Tags

• BONUS ROOM
• REAR DECK
• COZY FIREPLACE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick veneer exterior; Shingle roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Range
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1); Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (0.5% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Greenwood Elementary (math 25% / reading 35%, grade F, #394 of 597 statewide, top 66%, 542 students, 100% 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 92% FRL vs 57% district-wide (35 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (19%) 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $222,230
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Annelle Dr	0.18mi	3/2.0	1,550 (-1%)	10mo	$210,000	$135	82
1147 Hallie Dr	0.13mi	3/2.0	1,622 (+4%)	9mo	$249,000	$154	81
1145 Hannah Dr	0.13mi	4/2.0 (+1)	1,601 (+2%)	8mo	$228,000	$142	78
1172 Hannah Dr	0.19mi	3/2.0	1,528 (-2%)	19mo	$233,000	$152	71
2600 Hardin St	0.11mi	3/2.0	1,406 (-10%)	15mo	$205,000	$146	65
2547 Kingston Dr	0.25mi	3/2.0	1,770 (+13%)	2mo	$238,000	$134	65
1323 Hunter St	0.08mi	3/2.0	1,795 (+15%)	9mo	$255,000	$142	64
2213 Rosemary Ave	0.45mi	3/1.5	1,650 (+5%)	7mo	$185,000	$112	62
1119 Beauvoir Dr	0.17mi	4/2.0 (+1)	1,680 (+7%)	16mo	$225,000	$134	62
2426 Whitestone Dr	0.55mi	3/2.0	1,678 (+7%)	7mo	$225,000	$134	57
2617 S Whitestone Dr	0.43mi	3/2.5	1,728 (+10%)	5mo	$225,000	$130	56
1401 Yellowstone Dr	0.25mi	3/2.0	1,744 (+11%)	18mo	$310,000	$178	54

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,909
• Equity at exit: $26,093

10-year hold

• IRR: 12.2%
• Equity multiple: 2.13×
• Total profit: $55,130
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $303

Break-even live

Break-even rent $1,358

Max offer price $175,000

Occupancy floor 78%

Sensitivity live

Price	-10% $402	-5% $352	+0% $303	+5% $253	+10% $204
Rent	-10% $165	-5% $234	+0% $303	+5% $371	+10% $440
Rate	-1.0pp $391	-0.5pp $347	base $303	+0.5pp $257	+1.0pp $211

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $175,000 Active 134 DOM
2. 2026-06-18
   days on market $175,000 Active 133 DOM
3. 2026-06-17
   days on market $175,000 Active 132 DOM
4. 2026-06-16
   days on market $175,000 Active 131 DOM
5. 2026-06-15
   price $175,000 Active 130 DOM
6. 2026-06-15
   days on market $185,000 Active 130 DOM
7. 2026-06-14
   days on market $185,000 Active 128 DOM
8. 2026-06-13
   days on market $185,000 Active 127 DOM
9. 2026-06-10
   days on market $185,000 Active 125 DOM
10. 2026-06-09
    days on market $185,000 Active 124 DOM
11. 2026-06-08
    days on market $185,000 Active 123 DOM
12. 2026-06-07
    days on market $185,000 Active 122 DOM
13. 2026-06-05
    days on market $185,000 Active 119 DOM
14. 2026-06-02
    days on market $185,000 Active 117 DOM
15. 2026-06-01
    days on market $185,000 Active 116 DOM
16. 2026-05-31
    days on market $185,000 Active 115 DOM
17. 2026-05-30
    days on market $185,000 Active 114 DOM
18. 2026-05-18
    price $185,000
19. 2026-05-03
    status Active
20. 2026-04-06
    price $195,000
21. 2026-03-06
    price $205,000
22. 2026-01-30
    listed $215,000 Active
23. 2007-05-29
    soldstatus $159,900
24. 1994-06-30
    soldstatus $785,300

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $998 · $83/mo
• Expected delta: +$12/yr (+$1/mo · 1.2%)

ⓘ 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 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: $20,892
• − Mortgage interest: −$9,803
• − Property taxes: −$986
• − Insurance: −$875
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$5,091
• Taxable income: $795
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $3,441/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

-76.4% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $185,000 RAGPD
• 2026-05-03 Relisted — RAGPD
• 2026-04-06 Price Changed $195,000 RAGPD
• 2026-03-06 Price Changed $205,000 RAGPD
• 2026-01-30 Listed $215,000 RAGPD
• 2007-05-29 Sold (Public Records) $159,900 Public Records
• 1994-06-30 Sold (Public Records) $785,300 Public Records

Property tax history

+4.5%/yr

Latest (2025): $986 · +22.8% YoY. Source: county tax records.