527 Third Loop Rd. Unit F Rd · Florence, SC 29505

$109,000

3 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 25 Days on market

Built 2006 Est $202k · 46% under $285/mo HOA · 16% of rent

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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 +24.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.9/10.0
• 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

Beautifully renovated 2nd-floor condo conveniently located in the desirable South Haven community off Third Loop Road. This move-in ready 3 bedroom, 2 bathroom condo offers stylish updates, low-maintenance living, and excellent investment potential. Interior features include beautiful luxury vinyl flooring throughout, fresh interior paint, tall cathedral ceilings, a bright sunroom, dedicated laundry room, and an updated kitchen complete with granite countertops and stainless steel appliances including the refrigerator. Whether you are looking for a primary residence, second home, or an income-producing investment property, this condo offers incredible versatility with proven rental income p

Key facts

• Renovated condo
• Cathedral ceilings
• Updated kitchen

Tags

• RENOVATED CONDO
• LUXURY VINYL FLOORING
• CATHEDRAL CEILINGS
• BRIGHT SUNROOM
• DEDICATED LAUNDRY ROOM
• UPDATED KITCHEN

Property features AI

Finance

• Other: Subdivision: South Haven
• Financial info: Details not provided
• HOA & community: Homeowners association with a monthly fee of $285

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Public water; Public sewer
• Home design: Condominium (residential)
• Construction: Brick veneer construction; Above grade finished area: 1,304
• Exterior features: Storm door(s); Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Details not provided
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closet(s); Insulated windows
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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 88% FRL vs 57% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 38% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Florence 01 average implies; a family-tenant draw the district grade alone would hide.
• 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 $754 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.60% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 5.2

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	0.17mi	3/2.0	1,328 (+2%)	3mo	$205,900	$155	87
843 Wood Duck Ln	0.05mi	3/2.0	1,456 (+12%)	6mo	$222,000	$152	73
2728 Winterbrook Dr	0.32mi	3/2.0	1,245 (-4%)	7mo	$204,000	$164	72
635 Red Tip Cir	0.23mi	3/2.0	1,400 (+7%)	9mo	$204,990	$146	70
2744 Winterbrook Dr	0.34mi	3/2.0	1,219 (-6%)	5mo	$207,500	$170	69
2732 Winterbrook Dr	0.32mi	3/2.0	1,360 (+4%)	15mo	$204,910	$151	65
851 Wood Duck Ln	0.05mi	3/2.0	1,493 (+14%)	14mo	$214,000	$143	62
2705 Winterbrook Dr	0.26mi	3/2.0	1,387 (+6%)	21mo	$215,000	$155	59
2700 Millridge Dr	0.33mi	2/1.0 (-1)	1,159 (-11%)	3mo	$169,900	$147	54
2737 Millridge Dr	0.34mi	3/2.0	1,123 (-14%)	15mo	$180,000	$160	49
1911 Horlbeck St	0.58mi	3/2.0	1,430 (+10%)	15mo	$282,500	$198	44

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: 3.2%
• Equity multiple: 1.13×
• Total profit: $3,953
• Equity at exit: $16,252

10-year hold

• IRR: 17.4%
• Equity multiple: 2.80×
• Total profit: $55,000
• Equity at exit: $9,424

Cash invested: $30,520 (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 29505

• Rents YoY: 7.0%
• Active inventory: 183
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$256 /mo · $3,072/yr
• Insurance: −$45
• HOA: −$285
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $221

Break-even live

Break-even rent $1,466

Max offer price $109,000

Occupancy floor 82%

Sensitivity live

Price	-10% $283	-5% $252	+0% $221	+5% $190	+10% $159
Rent	-10% $83	-5% $152	+0% $221	+5% $290	+10% $359
Rate	-1.0pp $276	-0.5pp $249	base $221	+0.5pp $193	+1.0pp $164

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $285 · $3,420/yr

Listing history 20 events

1. 2026-06-19
   days on market $109,000 Active 25 DOM
2. 2026-06-18
   days on market $109,000 Active 24 DOM
3. 2026-06-17
   days on market $109,000 Active 23 DOM
4. 2026-06-16
   days on market $109,000 Active 22 DOM
5. 2026-06-15
   days on market $109,000 Active 21 DOM
6. 2026-06-14
   days on market $109,000 Active 19 DOM
7. 2026-06-13
   days on market $109,000 Active 18 DOM
8. 2026-06-10
   days on market $109,000 Active 16 DOM
9. 2026-06-09
   days on market $109,000 Active 15 DOM
10. 2026-06-08
    days on market $109,000 Active 14 DOM
11. 2026-06-07
    days on market $109,000 Active 13 DOM
12. 2026-06-05
    days on market $109,000 Active 10 DOM
13. 2026-06-02
    days on market $109,000 Active 8 DOM
14. 2026-06-01
    days on market $109,000 Active 7 DOM
15. 2026-05-31
    days on market $109,000 Active 6 DOM
16. 2026-05-30
    days on market $109,000 Active 5 DOM
17. 2026-05-25
    listed $109,000 Active
18. 2023-08-22
    soldstatus $137,000
19. 2023-06-09
    soldstatus $60,000
20. 2008-01-15
    soldstatus $87,500

ⓘ 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: $3,072 · $256/mo
• Projected year-2 tax: $3,072 · $256/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,951
• − Mortgage interest: −$6,106
• − Property taxes: −$3,072
• − Insurance: −$545
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − HOA: −$3,420
• − Depreciation: −$3,171
• Taxable income: $1,285
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $2,346/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

+24.6% since first listed

4 events — show timeline

• 2026-05-25 Listed $109,000 RAGPD
• 2023-08-22 Sold (Public Records) $137,000 Public Records
• 2023-06-09 Sold (Public Records) $60,000 Public Records
• 2008-01-15 Sold (Public Records) $87,500 Public Records

Property tax history

+23.1%/yr

Latest (2025): $3,072 · +6.7% YoY. Source: county tax records.