2757 Winterbrook Dr Unit E · Florence, SC 29505

$164,000

2 bd · 2.5 ba · 1,312 sqft · Townhouse · 29 Days on market

Built 2005 Good condition Est $130k · 26% over $150/mo HOA · 10% of rent

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Why this score? — see what drove the F 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 +10.9/30.0
• 1% rule +4.3/10.0
• Rent growth +4.2/5.0
• Condition / age +4.0/5.0
• DSCR +3.2/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This move-in-ready end-unit townhome in Florence, South Carolina, offers the perfect blend of privacy, modern updates, and low-maintenance living. Thoughtfully positioned toward the back of the Winterbrook neighborhood, this home offers a quiet, tucked-away feel away from the main entrance traffic. Freshly updated with a professional interior paint job and featuring major mechanical upgrades (including a new HVAC system and water heater installed last year) this residence is an ideal find for first-time buyers, savvy investors, or those looking to downsize without compromising on quality. The end-unit positioning provides a distinct sense of seclusion and the quiet advantage of only having

Key facts

• $150 HOA
• 2 parking spots
• Built 2005

Property features AI

Finance

• Other: Zoned MF (multi-family); Offered for sale
• HOA & community: Homeowners association with a $150 monthly fee

Exterior

• Parking: Two parking spaces
• Utilities: Electricity available; Public water; Sewer available
• Home design: Entry level: 1
• Construction: Vinyl siding; Slab foundation; Resale condition
• Exterior features: Fenced yard; Patio; Exterior storage

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Bedroom information not provided
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans in multiple rooms; Vaulted ceiling in living room; Vanity; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $164k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-73 ($-877/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (6.6% below list).
• Recommended offer: $153k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($162k) 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 $153,199 (6.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $129,888
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2757 Winterbrook Dr Unit E	0.00mi	2/2.5	1,312 (0%)	0mo	$164,000	$125	100
529 Third Loop Rd - D	0.37mi	3/2.0 (+1)	1,304 (-1%)	14mo	$120,000	$92	63
521 3rd Loop Rd., Apt. A	0.31mi	3/2.0 (+1)	1,304 (-1%)	20mo	$129,000	$99	61
533 3rd Loop Road Apt. A	0.36mi	3/2.0 (+1)	1,304 (-1%)	21mo	$130,000	$100	58
525 Third Loop Road, Apt B	0.33mi	3/2.0 (+1)	1,304 (-1%)	23mo	$82,500	$63	57

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: -14.5%
• Equity multiple: 0.46×
• Total profit: $-24,752
• Equity at exit: $24,453

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $1,262
• Equity at exit: $14,180

Cash invested: $45,920 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$860
• Tax est. 1.5%: −$205 /mo · $2,460/yr
• Insurance: −$68
• HOA: −$150
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-73

Break-even live

Break-even rent $1,625

Max offer price $153,423

Occupancy floor 100%

Sensitivity live

Price	-10% $40	-5% $-16	+0% $-73	+5% $-130	+10% $-186
Rent	-10% $-194	-5% $-134	+0% $-73	+5% $-13	+10% $48
Rate	-1.0pp $9	-0.5pp $-31	base $-73	+0.5pp $-116	+1.0pp $-159

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: water

Listing history 8 events

1. 2026-06-07
   statusdays on market $164,000 Pending 29 DOM
2. 2026-06-05
   days on market $164,000 Active Under Contract 28 DOM
3. 2026-06-02
   days on market $164,000 Active Under Contract 26 DOM
4. 2026-06-01
   days on market $164,000 Active Under Contract 25 DOM
5. 2026-05-31
   days on market $164,000 Active Under Contract 24 DOM
6. 2026-05-30
   days on market $164,000 Active Under Contract 23 DOM
7. 2026-05-19
   historical Active Under Contract
8. 2026-05-07
   listed $164,000 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 6/10 Major
• 🌡 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: $18,384
• − Mortgage interest: −$9,187
• − Property taxes: −$2,460
• − Insurance: −$820
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − HOA: −$1,800
• − Depreciation: −$4,771
• Taxable loss: −$3,595
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $-14/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready end-unit townhome in Florence, South Carolina, offers a blend of modern updates and low-maintenance living. Freshly painted and featuring a new HVAC system, this home is an ideal find for first-time buyers, savvy investors, or those looking to downsize without compromising on quality.

Value-add opportunities

• Both Paint freshening — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping enhancement — Enhanced landscaping can increase curb appeal and property value.
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint freshening — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping enhancement — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen. ↑

ⓘ 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

2 events — show timeline

• 2026-05-19 Contingent — CCAR
• 2026-05-07 Listed $164,000 CCAR