246 E Shirley Rd · Pamplico, SC 29583

$99,000

3 bd · 1.5 ba · 1,014 sqft · SingleFamily public records · 126 Days on market

Built 1976 0.69 ac lot ↓ 10% since listing

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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 +25.4/30.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Opportunity awaits! This 3 bedroom, 1 bath home offers endless potential for the right buyer. Whether you are an investor looking for your next project, a first-time buyer ready to build equity, or someone who loves the idea of customizing a home to fit your style, this property is full of possibilities. Inside, you will find a traditional layout with generously sized bedrooms, a living room and dining room connected to your kitchen with tons of cabinet space and a large bar. The home retains its original character, making it the perfect canvas for a renovation or refresh. Outside, the large . 69-acre lot provides plenty of space for any activities and improvements and a large carport for c

Key facts

• Large lot
• Large carport
• 0.69 acre lot

Tags

• LARGE LOT
• LARGE CARPORT
• TONS OF CABINET SPACE

Property features AI

Finance

• Other: Lot size approximately 0.69 acres
• Financial info: No financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No parking details provided
• Security: No security features provided
• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; Residential property
• Construction: Brick veneer construction; Built area above grade: 1,014
• Exterior features: Storage; Shingle roof

Interior

• Kitchen: Range
• Bedrooms: No bedroom level information provided
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s); Ceiling fan(s)
• Interior features: Range; Ceiling fan(s)
• Laundry & utility: Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#186 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Florence 02 (rural): math 21% / reading 32% proficiency, ranked #61 of 80 in SC (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hannah-Pamplico Elementary/Middle (math 21% / reading 28%, grade F, #452 of 597 statewide, top 78%, 761 students, 100% FRL); Hannah Pamplico High (math 75% / reading 95%, grade A, #11 of 196 statewide, top 5%, 307 students, 72% FRL) — zoned schools average 86% FRL vs 59% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 26% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Florence 02 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 16 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 $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($87k) 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.03% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 8.1

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: 31.5%
• Equity multiple: 3.47×
• Total profit: $68,429
• Equity at exit: $89,187

10-year hold

• IRR: 27.2%
• Equity multiple: 7.85×
• Total profit: $189,963
• Equity at exit: $192,335

Cash invested: $27,720 (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 29583

• Home prices YoY: 8.5%
• Active inventory: 16
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$17 /mo · $210/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $229

Break-even live

Break-even rent $732

Max offer price $99,000

Occupancy floor 73%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,000 Active 126 DOM
2. 2026-06-18
   days on market $99,000 Active 125 DOM
3. 2026-06-17
   days on market $99,000 Active 124 DOM
4. 2026-06-16
   days on market $99,000 Active 123 DOM
5. 2026-06-15
   days on market $99,000 Active 122 DOM
6. 2026-06-14
   days on market $99,000 Active 120 DOM
7. 2026-06-13
   days on market $99,000 Active 119 DOM
8. 2026-06-10
   days on market $99,000 Active 117 DOM
9. 2026-06-09
   days on market $99,000 Active 116 DOM
10. 2026-06-08
    days on market $99,000 Active 115 DOM
11. 2026-06-07
    days on market $99,000 Active 114 DOM
12. 2026-06-05
    days on market $99,000 Active 111 DOM
13. 2026-06-02
    days on market $99,000 Active 109 DOM
14. 2026-06-01
    days on market $99,000 Active 108 DOM
15. 2026-05-31
    days on market $99,000 Active 107 DOM
16. 2026-05-30
    days on market $99,000 Active 106 DOM
17. 2026-04-21
    price $99,000
18. 2026-03-13
    price $103,000
19. 2026-02-13
    listed $110,000 Active

ⓘ 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: $210 · $17/mo
• Projected year-2 tax: $564 · $47/mo
• Expected delta: +$354/yr (+$30/mo · 168.9%)

ⓘ 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 6/10 Major
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,251
• − Mortgage interest: −$5,546
• − Property taxes: −$210
• − Insurance: −$495
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,880
• Taxable income: $1,160
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,465/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 02
• NCES district ID: 4502160
• Math proficiency: 21% ▼ -12.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $37,185
• Composite: 22.04/100
• National rank: #8199
• State rank: #61 of 80 in SC

Livability — Pamplico

• Score: 62/100
• State rank: #186
• US rank: #16126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,318

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 (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 19.96%
• Current HPI: 255.8019
• 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

-10.0% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $99,000 RAGPD
• 2026-03-13 Price Changed $103,000 RAGPD
• 2026-02-13 Listed $110,000 RAGPD

Property tax history

+19.0%/yr

Latest (2025): $210 · -1.3% YoY. Source: county tax records.