533 3rd Loop Road, Unit G Rd · Florence, SC 29505

$114,000

3 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 107 Days on market

Built 2006 Est $202k · 44% under $280/mo HOA · 16% of rent ↓ 23% since listing

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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 +23.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• 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

Beautiful three bedroom and two-bathroom Condo in South Haven neighborhood. 1304 Square feet home features an open concept with cathedral ceiling in living area. New ceiling fans in living room and adjoining sunroom with a nice view of the woodlands. All appliances convey with the property. A new garbage disposal and new kitchen sink faucet have been installed. Also new light fixtures have been installed in dining room and both bathrooms. The owner suite has ensuite bathroom and two closets. This home has a separate laundry room with washer and dryer. New luxury vinyl plank flooring throughout, freshly painted, and new blinds. Call and come view this lovely home today.

Key facts

• 2nd-floor condo
• New paint
• Lvp flooring

Tags

• 2ND-FLOOR CONDO
• NEW PAINT
• LVP FLOORING
• FULL SET OF APPLIANCES
• CENTRAL FLORENCE LOCATION
• LOCK-AND-LEAVE CONVENIENCE

Property features AI

Finance

• Other: Located in the South Haven subdivision
• HOA & community: Homeowners association with a $280 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium (residential); Brick veneer construction
• Construction: Shingle roof; Brick veneer
• Exterior features: Storm door(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Flooring: Vinyl; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings; Vaulted ceilings; Insulated windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $104k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• 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: Briggs Elementary (math 37% / reading 48%, grade F, #252 of 597 statewide, top 43%, 434 students, 73% 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 83% FRL vs 57% district-wide (26 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 $788 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $31k (21%) 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 $103,740 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $202,120
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Red Tip Cir	0.24mi	3/2.0	1,328 (+2%)	3mo	$205,900	$155	84
2728 Winterbrook Dr	0.33mi	3/2.0	1,245 (-4%)	7mo	$204,000	$164	72
843 Wood Duck Ln	0.10mi	3/2.0	1,456 (+12%)	6mo	$222,000	$152	71
2744 Winterbrook Dr	0.36mi	3/2.0	1,219 (-6%)	5mo	$207,500	$170	68
635 Red Tip Cir	0.30mi	3/2.0	1,400 (+7%)	9mo	$204,990	$146	66
2732 Winterbrook Dr	0.34mi	3/2.0	1,360 (+4%)	15mo	$204,910	$151	65
2705 Winterbrook Dr	0.26mi	3/2.0	1,387 (+6%)	21mo	$215,000	$155	60
851 Wood Duck Ln	0.11mi	3/2.0	1,493 (+14%)	14mo	$214,000	$143	59
2700 Millridge Dr	0.32mi	2/1.0 (-1)	1,159 (-11%)	3mo	$169,900	$147	55
2737 Millridge Dr	0.35mi	3/2.0	1,123 (-14%)	15mo	$180,000	$160	48
1911 Horlbeck St	0.56mi	3/2.0	1,430 (+10%)	15mo	$282,500	$198	45

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $2,888
• Equity at exit: $16,998

10-year hold

• IRR: 16.4%
• Equity multiple: 2.68×
• Total profit: $53,692
• Equity at exit: $9,857

Cash invested: $31,920 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$236 /mo · $2,837/yr
• Insurance: −$48
• HOA: −$280
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $218

Break-even live

Break-even rent $1,471

Max offer price $114,000

Occupancy floor 83%

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $280 · $3,360/yr
• Likely covers: trash

Listing history 28 events

1. 2026-06-19
   days on market $114,000 Active 107 DOM
2. 2026-06-18
   days on market $114,000 Active 106 DOM
3. 2026-06-17
   days on market $114,000 Active 105 DOM
4. 2026-06-16
   days on market $114,000 Active 104 DOM
5. 2026-06-15
   days on market $114,000 Active 103 DOM
6. 2026-06-14
   days on market $114,000 Active 101 DOM
7. 2026-06-13
   days on market $114,000 Active 100 DOM
8. 2026-06-10
   days on market $114,000 Active 98 DOM
9. 2026-06-09
   days on market $114,000 Active 97 DOM
10. 2026-06-08
    days on market $114,000 Active 96 DOM
11. 2026-06-07
    days on market $114,000 Active 95 DOM
12. 2026-06-05
    days on market $114,000 Active 92 DOM
13. 2026-06-02
    days on market $114,000 Active 90 DOM
14. 2026-06-01
    days on market $114,000 Active 89 DOM
15. 2026-05-31
    days on market $114,000 Active 88 DOM
16. 2026-05-30
    days on market $114,000 Active 87 DOM
17. 2026-05-07
    status Active
18. 2026-05-07
    price $114,000
19. 2026-03-20
    historical
20. 2026-02-26
    price $135,000
21. 2026-01-15
    listed $145,000 Active
22. 2025-11-03
    status Active
23. 2025-09-28
    historical Active Under Contract
24. 2025-09-25
    price $145,000
25. 2025-08-28
    listed $149,000 Active
26. 2024-05-28
    soldstatus Closed 677-char remark

    Show marketing remark (677 chars)

    Beautiful three bedroom and two-bathroom Condo in South Haven neighborhood. 1304 Square feet home features an open concept with cathedral ceiling in living area. New ceiling fans in living room and adjoining sunroom with a nice view of the woodlands. All appliances convey with the property. A new garbage disposal and new kitchen sink faucet have been installed. Also new light fixtures have been installed in dining room and both bathrooms. The owner suite has ensuite bathroom and two closets. This home has a separate laundry room with washer and dryer. New luxury vinyl plank flooring throughout, freshly painted, and new blinds. Call and come view this lovely home today.

27. 2024-05-03
    price $143,000 677-char remark

    Show marketing remark (677 chars)

    Beautiful three bedroom and two-bathroom Condo in South Haven neighborhood. 1304 Square feet home features an open concept with cathedral ceiling in living area. New ceiling fans in living room and adjoining sunroom with a nice view of the woodlands. All appliances convey with the property. A new garbage disposal and new kitchen sink faucet have been installed. Also new light fixtures have been installed in dining room and both bathrooms. The owner suite has ensuite bathroom and two closets. This home has a separate laundry room with washer and dryer. New luxury vinyl plank flooring throughout, freshly painted, and new blinds. Call and come view this lovely home today.

28. 2024-03-15
    listed $148,000 Active 677-char remark

    Show marketing remark (677 chars)

    Beautiful three bedroom and two-bathroom Condo in South Haven neighborhood. 1304 Square feet home features an open concept with cathedral ceiling in living area. New ceiling fans in living room and adjoining sunroom with a nice view of the woodlands. All appliances convey with the property. A new garbage disposal and new kitchen sink faucet have been installed. Also new light fixtures have been installed in dining room and both bathrooms. The owner suite has ensuite bathroom and two closets. This home has a separate laundry room with washer and dryer. New luxury vinyl plank flooring throughout, freshly painted, and new blinds. Call and come view this lovely home today.

ⓘ 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: $2,837 · $236/mo
• Projected year-2 tax: $2,837 · $236/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 5/10 Major
• 🌡 Heat 8/10 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: $20,951
• − Mortgage interest: −$6,386
• − Property taxes: −$2,837
• − Insurance: −$570
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − HOA: −$3,360
• − Depreciation: −$3,316
• Taxable income: $1,129
• Est. tax owed @ 24.0%: −$271
• After-tax cash flow: $2,339/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

-23.0% since first listed

12 events — show timeline

• 2026-05-07 Relisted — RAGPD
• 2026-05-07 Price Changed $114,000 RAGPD
• 2026-03-20 Delisted — RAGPD
• 2026-02-26 Price Changed $135,000 RAGPD
• 2026-01-15 Listed $145,000 RAGPD
• 2025-11-03 Relisted — RAGPD
• 2025-09-28 Contingent — RAGPD
• 2025-09-25 Price Changed $145,000 RAGPD
• 2025-08-28 Listed $149,000 RAGPD
• 2024-05-28 Sold (MLS) — RAGPD
• 2024-05-03 Price Changed $143,000 RAGPD
• 2024-03-15 Listed $148,000 RAGPD

Property tax history

+22.3%/yr

Latest (2025): $2,837 · +61.0% YoY. Source: county tax records.