531 3rd Loop Rd · Florence, SC 29505

$140,000

3 bd · 2.0 ba · 1,304 sqft · Condo · 75 Days on market

Built 2005 Good condition $208/mo HOA · 12% of rent

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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 +21.3/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Rent growth +4.2/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

This modern, move-in-ready home offers the perfect blend of style and comfort. Enjoy the privacy and quiet of top-floor living, no carpet throughout anywhere. The spacious living room is the centerpiece of the home, featuring built-in bookshelves and a cozy fireplace that creates a warm, inviting atmosphere perfect for relaxing or entertaining. The kitchen and living areas flow seamlessly, enhanced by updated light fixtures that add a fresh, contemporary touch. Each bedroom is thoughtfully designed with stylish accent walls, giving the spaces character and charm. The primary suite includes a full private bath, while two additional bedrooms provide flexibility for guests, a home office, or h

Key facts

• Full private bath
• Top-floor living
• Cozy fireplace

Tags

• TOP-FLOOR LIVING
• BUILT-IN BOOKSHELVES
• COZY FIREPLACE
• UPDATED LIGHT FIXTURES
• FULL PRIVATE BATH
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $208

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Brick veneer construction
• Exterior features: Located in the South Haven subdivision

Interior

• Kitchen: Dishwasher; Microwave; Oven
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fan(s)
• Interior features: Dishwasher; Dryer; Microwave; Oven; Washer; Vinyl flooring; Fireplace (1)
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Mclaurin Elementary (math 27% / reading 43%, grade F, #339 of 597 statewide, top 57%, 957 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.97% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,303
• Equity at exit: $20,874

10-year hold

• IRR: 12.6%
• Equity multiple: 2.22×
• Total profit: $47,630
• Equity at exit: $12,105

Cash invested: $39,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$208
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $204

Break-even live

Break-even rent $1,488

Max offer price $140,000

Occupancy floor 83%

Sensitivity live

Price	-10% $301	-5% $252	+0% $204	+5% $155	+10% $107
Rent	-10% $66	-5% $135	+0% $204	+5% $273	+10% $342
Rate	-1.0pp $274	-0.5pp $239	base $204	+0.5pp $167	+1.0pp $131

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $208 · $2,496/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-19
   days on market $140,000 Active 75 DOM
2. 2026-06-18
   days on market $140,000 Active 74 DOM
3. 2026-06-17
   days on market $140,000 Active 73 DOM
4. 2026-06-16
   days on market $140,000 Active 72 DOM
5. 2026-06-15
   days on market $140,000 Active 71 DOM
6. 2026-06-14
   days on market $140,000 Active 69 DOM
7. 2026-06-13
   days on market $140,000 Active 68 DOM
8. 2026-06-10
   days on market $140,000 Active 66 DOM
9. 2026-06-09
   days on market $140,000 Active 65 DOM
10. 2026-06-08
    days on market $140,000 Active 64 DOM
11. 2026-06-07
    days on market $140,000 Active 63 DOM
12. 2026-06-05
    days on market $140,000 Active 60 DOM
13. 2026-06-02
    days on market $140,000 Active 58 DOM
14. 2026-06-01
    days on market $140,000 Active 57 DOM
15. 2026-05-31
    days on market $140,000 Active 56 DOM
16. 2026-05-30
    days on market $140,000 Active 55 DOM
17. 2026-05-07
    status Active
18. 2026-03-23
    historical
19. 2026-02-19
    listed $140,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − HOA: −$2,496
• − Depreciation: −$4,073
• Taxable income: $388
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $2,352/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This modern, move-in-ready townhouse offers a blend of style and comfort with updated fixtures and a fresh, contemporary look.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value
• Both Updating light fixtures — Freshens the contemporary look
• Both Reorganizing furniture — Maximizes space and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Updating light fixtures — Freshens the contemporary look ↑
• Both Reorganizing furniture — Maximizes space and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-05-07 Relisted — RAGPD
• 2026-03-23 Delisted — RAGPD
• 2026-02-19 Listed $140,000 RAGPD