None · Danwood, SC 29541

$114,900

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 73 Days on market

Built 1982 0.29 ac lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a quiet, desirable neighborhood of Effingham, this 3-bedroom, 2-bath home offers a fantastic investment opportunity. Featuring a covered carport and a generous lot, this property does need some work, but it’s brimming with potential. Has a lot of nice homes around this property with a country living feel to the property. Whether you’re looking to fix and flip or renovate to rent, this home is priced accordingly and awaits the right investor to unlock its charm. Don’t miss out—schedule a showing today!

Key facts

• Generous lot
• Covered carport
• 0.29 acre lot

Tags

• COVERED CARPORT
• GENEROUS LOT

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Residential property; Subdivision: COUNTRY LIVING
• Construction: Frame construction; Vinyl siding; 1,528 above-grade finished area
• Exterior features: Fenced yard; Shingle roof

Interior

• Kitchen: Oven; Refrigerator
• Flooring: Laminate; Vinyl; Wood; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fans for cooling
• Interior features: Oven; Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Dewey-Carter Elementary (math 25% / reading 34%, grade F, #399 of 597 statewide, top 69%, 583 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: 25 active listings in the ZIP; 657 units permitted in Florence County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

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 $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $899
• Equity at exit: $17,132

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $25,831
• Equity at exit: $9,934

Cash invested: $32,172 (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 29541

• Home prices YoY: -9.7%
• Active inventory: 25
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $307

Break-even live

Break-even rent $903

Max offer price $114,900

Occupancy floor 71%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $114,900 Active 73 DOM
2. 2026-06-18
   days on market $114,900 Active 72 DOM
3. 2026-06-17
   days on market $114,900 Active 71 DOM
4. 2026-06-16
   days on market $114,900 Active 70 DOM
5. 2026-06-15
   days on market $114,900 Active 69 DOM
6. 2026-06-14
   days on market $114,900 Active 67 DOM
7. 2026-06-13
   days on market $114,900 Active 66 DOM
8. 2026-06-10
   days on market $114,900 Active 64 DOM
9. 2026-06-09
   days on market $114,900 Active 63 DOM
10. 2026-06-08
    days on market $114,900 Active 62 DOM
11. 2026-06-07
    days on market $114,900 Active 61 DOM
12. 2026-06-05
    days on market $114,900 Active 58 DOM
13. 2026-06-02
    days on market $114,900 Active 56 DOM
14. 2026-06-01
    days on market $114,900 Active 55 DOM
15. 2026-05-31
    days on market $114,900 Active 54 DOM
16. 2026-05-30
    days on market $114,900 Active 53 DOM
17. 2026-04-25
    price $114,900
18. 2026-04-16
    price $124,000
19. 2026-04-08
    listed $134,000 Active
20. 2010-08-12
    soldstatus $116,000
21. 2007-05-16
    soldstatus $36,000

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $757 · $63/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 ≥109°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: $15,500
• − Mortgage interest: −$6,436
• − Property taxes: −$757
• − Insurance: −$574
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$3,343
• Taxable income: $1,910
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $3,225/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 — Danwood

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,213

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 (56%)
• Race & ethnicity: White 56% Black 41% Two or more races 1%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% 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: ▼ -21.64%
• Current HPI: 202.3437
• 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

+219.2% since first listed

5 events — show timeline

• 2026-04-25 Price Changed $114,900 RAGPD
• 2026-04-16 Price Changed $124,000 RAGPD
• 2026-04-08 Listed $134,000 RAGPD
• 2010-08-12 Sold (Public Records) $116,000 Public Records
• 2007-05-16 Sold (Public Records) $36,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $757 · +8.1% YoY. Source: county tax records.