1021 E Scarlett Ln · Florence, SC 29505

$110,000

3 bd · 1.5 ba · 1,140 sqft · SingleFamily public records · 56 Days on market

Built 1974 0.31 ac lot Est $158k · 31% under

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

Seller Mοtivаted! Βrіng all offerѕ!! Οpportunity in Florence! Τhіs 3-bedroom, 1.5-bath brick home offers great potential for investors or buyers looking to add their personal touch. Situated on a spacious lot in an established neighborhood, the property is tenant occupied and offers a solid layout with room for improvements. Conveniently located near shopping, schools, and major roadways. Property is being sold AS-IS. Great value-add opportunity in the Florence market.

Key facts

• 0.31 acre lot
• Parking
• Built 1974

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water
• Home design: Single-story home
• Construction: Brick construction; Composition/shingle roof
• Exterior features: Has view; No additional exterior features listed

Interior

• Kitchen: Dishwasher; Refrigerator; Stove
• Bedrooms: Main level primary bedroom
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Window treatments; Unfurnished; Main level primary

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$158,460) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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.
• 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 30% 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 $761 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $110k implies a 219% 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; major 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.54% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.49%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $158,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1025 E Scarlett Ln	0.02mi	3/1.0	1,102 (-3%)	4mo	$100,000	$91	88
3707 Gable Ter	0.26mi	3/1.5	1,120 (-2%)	2mo	$75,000	$67	83
3524 Plantation Dr	0.15mi	4/2.0 (+1)	1,150 (+1%)	5mo	$174,000	$151	80
822 E Butler Ln	0.33mi	3/1.5	1,100 (-4%)	1mo	$134,900	$123	78
3509 Plantation Dr	0.10mi	3/1.5	1,050 (-8%)	12mo	$139,900	$133	72
1016 Aunt Prissey Ct	0.24mi	3/2.0	1,183 (+4%)	13mo	$173,200	$146	70
908 E Candy Ln	0.23mi	3/2.0	1,261 (+11%)	1mo	$207,500	$165	69
1010 E Scarlett Ln	0.06mi	3/2.0	1,050 (-8%)	20mo	$165,000	$157	65
823 E Bonnie Ln	0.38mi	3/1.5	1,108 (-3%)	16mo	$100,000	$90	64
816 Madeira Ln	0.36mi	3/1.5	1,222 (+7%)	9mo	$169,500	$139	64
3523 Atlanta Ter	0.42mi	4/1.5 (+1)	1,150 (+1%)	21mo	$135,000	$117	57
818 E Scarlett Ln	0.31mi	3/2.0	1,050 (-8%)	16mo	$165,000	$157	56

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: 19.8%
• Equity multiple: 1.84×
• Total profit: $26,010
• Equity at exit: $16,401

10-year hold

• IRR: 30.6%
• Equity multiple: 4.29×
• Total profit: $101,476
• Equity at exit: $9,511

Cash invested: $30,800 (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: $1,696 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $577

Break-even live

Break-even rent $966

Max offer price $110,000

Occupancy floor 61%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-06
   status Pending
2. 2026-04-15
   price $110,000
3. 2026-03-12
   listed $139,900 Active
4. 1991-01-31
   soldstatus $34,500

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $1,682 · $140/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 7/10 Severe
• 🌡 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: $20,355
• − Mortgage interest: −$6,162
• − Property taxes: −$1,682
• − Insurance: −$550
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$3,200
• Taxable income: $5,505
• Est. tax owed @ 24.0%: −$1,321
• After-tax cash flow: $5,605/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): 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

+218.8% since first listed

4 events — show timeline

• 2026-05-06 Pending — RSMLS
• 2026-04-15 Price Changed $110,000 RSMLS
• 2026-03-12 Listed $139,900 RSMLS
• 1991-01-31 Sold (Public Records) $34,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,682 · +3.2% YoY. Source: county tax records.