123 E Pine St · Johnsonville, SC 29555

$79,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 67 Days on market

Built 1949 0.34 ac lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom 1 bath home in town limits of Johnsonville. Needs a little TLC but priced to sell. Storage building outback to convey. Kitchen appliances to convey.

Key facts

• 0.34 acre lot
• 2 parking spots
• Built 1949

Property features AI

Finance

• Other: For sale
• HOA & community: Monthly association fee

Exterior

• Parking: Driveway; 2 parking spaces (total)
• Home design: Single-story residence; Resale property
• Exterior features: Lot is approximately 0.34 acres; Zoned residential

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#130 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, health & safety B+; Watch: amenities F, commute F, employment D-.
• Florence 05 (rural): math 34% / reading 38% proficiency, ranked #42 of 80 in SC (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $79k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.33% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.99%
• DSCR: 1.89
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 4.00×
• Total profit: $66,457
• Equity at exit: $71,169

10-year hold

• IRR: 33.7%
• Equity multiple: 9.01×
• Total profit: $177,184
• Equity at exit: $153,480

Cash invested: $22,120 (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 29555

• Home prices YoY: 4.3%
• Active inventory: 62
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$17 /mo · $205/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $368

Break-even live

Break-even rent $588

Max offer price $79,000

Occupancy floor 60%

Sensitivity live

Price	-10% $413	-5% $391	+0% $368	+5% $346	+10% $324
Rent	-10% $285	-5% $327	+0% $368	+5% $410	+10% $452
Rate	-1.0pp $408	-0.5pp $389	base $368	+0.5pp $348	+1.0pp $327

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-08
   statusdays on market $79,000 Pending 67 DOM
2. 2026-06-04
   days on market $79,000 Active Under Contract 65 DOM
3. 2026-06-02
   days on market $79,000 Active Under Contract 64 DOM
4. 2026-06-01
   days on market $79,000 Active Under Contract 63 DOM
5. 2026-05-31
   days on market $79,000 Active Under Contract 62 DOM
6. 2026-05-14
   historical Active Under Contract
7. 2026-05-07
   price $79,000
8. 2026-04-27
   price $85,000
9. 2026-03-30
   listed $99,000 Active
10. 2024-03-07
    soldstatus $40,000
11. 1989-02-28
    soldstatus $15,000

ⓘ 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: $205 · $17/mo
• Projected year-2 tax: $450 · $38/mo
• Expected delta: +$246/yr (+$20/mo · 120.1%)

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,648
• − Mortgage interest: −$4,425
• − Property taxes: −$205
• − Insurance: −$395
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$2,298
• Taxable income: $3,302
• Est. tax owed @ 24.0%: −$792
• After-tax cash flow: $3,629/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 05
• NCES district ID: 4502250
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $38,894
• Composite: 30.11/100
• National rank: #6337
• State rank: #42 of 80 in SC

Livability — Johnsonville

• Score: 65/100
• State rank: #130
• US rank: #12738

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D- Housing B Health & safety B+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnsonville, SC
• Population (ZIP): 5,804

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: Majority White (54%)
• Race & ethnicity: White 54% Black 44% Two or more races 2%
• Common ancestry: Serbian 1% Slovak 1% Italian 1%
• Languages at home: 99% English-only · Spanish 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: ▲ 10.40%
• Current HPI: 250.9896
• Rent YoY: —
• Metro: —
• 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

+426.7% since first listed

6 events — show timeline

• 2026-05-14 Contingent — CCAR
• 2026-05-07 Price Changed $79,000 CCAR
• 2026-04-27 Price Changed $85,000 CCAR
• 2026-03-30 Listed $99,000 CCAR
• 2024-03-07 Sold (Public Records) $40,000 Public Records
• 1989-02-28 Sold (Public Records) $15,000 Public Records

Property tax history

-10.1%/yr

Latest (2025): $205 · +0.0% YoY. Source: county tax records.