151 Harrell St · Florence, SC 29501

$170,000

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 3 Days on market

Built 1945 5,663 sqft lot Est $161k · 5% over

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Why this score? — see what drove the D+ 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 +18.7/30.0
• DSCR +5.9/10.0
• ARV discount +5.1/15.0
• 1% rule +3.8/10.0
• Rent growth +3.7/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three bedroom and one bathroom home with over 1,000 sq ft sitting on a corner lot within the city limits! THIS HOME IS MOVE IN READY!! The options are endless if you are wanting to owner occupy or purchase as an invest opportunity! * Some images are virtually staged *

Key facts

• 5,663 sq ft lot
• Built 1945
• Listed 3 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding; Shingle roof; Built area above grade: 1,170
• Exterior features: Porch; Fenced yard; Corner lot

Interior

• Kitchen: Range
• Flooring: Tile; Vinyl; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump and central heating; Central air conditioning
• Interior features: Range; Tile, vinyl and hardwood flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (12.2% below list).
• Recommended offer: $149k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Royall Elementary (math 43% / reading 61%, grade C-, #145 of 597 statewide, top 26%, 478 students, 100% FRL); Williams Middle (math 23% / reading 46%, grade F, #107 of 229 statewide, top 47%, 836 students, 100% FRL); Wilson High (math 52% / reading 75%, grade B-, #95 of 196 statewide, top 49%, 1,365 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 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 (+4.7%/yr); 340 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago 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.
• Current owner paid $45k; list at $170k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,301 (12.2% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $161,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 Waverly Ave	0.43mi	3/1.5	1,120 (-4%)	1mo	$49,000	$44	70
1206 Gregg Ave	0.51mi	3/1.0	1,226 (+5%)	2mo	$179,900	$147	67
418 Winston St	0.54mi	2/1.5 (-1)	1,128 (-4%)	3mo	$182,000	$161	60
1310 King Ave	0.63mi	2/1.0 (-1)	1,152 (-2%)	7mo	$165,000	$143	57
426 Manor Cir	0.62mi	3/1.0	1,074 (-8%)	4mo	$110,000	$102	54
705 Lawson St	0.58mi	4/1.0 (+1)	1,319 (+13%)	2mo	$120,000	$91	45
1103 Heatherwood Cirlce Cir	0.72mi	3/1.0	1,301 (+11%)	9mo	$168,000	$129	40
515 W Pennsylvania St	0.71mi	2/1.0 (-1)	1,023 (-13%)	1mo	$55,000	$54	40
1301 Gregg Ave	0.60mi	2/1.0 (-1)	1,306 (+12%)	10mo	$180,000	$138	40
903 W Cedar St	0.66mi	3/1.0	1,341 (+15%)	8mo	$190,000	$142	39
320 N Schofield St	0.70mi	3/1.0	1,000 (-14%)	8mo	$165,000	$165	36
1005 Kalmia St	0.74mi	2/2.0 (-1)	1,080 (-8%)	10mo	$139,900	$130	36

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 · 4.7% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-14,338
• Equity at exit: $25,348

10-year hold

• IRR: 3.3%
• Equity multiple: 1.25×
• Total profit: $11,997
• Equity at exit: $14,698

Cash invested: $47,600 (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 29501

• Rents YoY: 4.7%
• Active inventory: 340
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $168

Break-even live

Break-even rent $1,281

Max offer price $170,000

Occupancy floor 84%

Sensitivity live

Price	-10% $264	-5% $216	+0% $168	+5% $120	+10% $72
Rent	-10% $50	-5% $109	+0% $168	+5% $227	+10% $286
Rate	-1.0pp $253	-0.5pp $211	base $168	+0.5pp $124	+1.0pp $79

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-22
   days on market $170,000 Active 3 DOM
2. 2026-06-19
   remarks 270-char remark
3. 2026-06-19
   listed $170,000 Active 1 DOM

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$377/yr (+$31/mo · 63.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $17,916
• − Mortgage interest: −$9,523
• − Property taxes: −$592
• − Insurance: −$850
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$4,945
• Taxable loss: −$860
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $2,221/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): 48,673
• Household income: $71,671
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 1792.0

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 0.56)
• Race & ethnicity: White 56% Black 35% Asian 3% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -181.85%
• Current HPI: 171.4154
• Rent YoY: ▲ 4.70%
• 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

+958.6% since first listed

8 events — show timeline

• 2026-06-18 Listed $170,000 RAGPD
• 2025-01-02 Relisted — RAGPD
• 2024-06-12 Listed $124,900 RAGPD
• 2021-11-03 Listed $100,000 RAGPD
• 2002-12-31 Sold (Public Records) $45,000 Public Records
• 2002-05-31 Sold (Public Records) $18,000 Public Records
• 1990-09-30 Sold (Public Records) $16,059 Public Records
• 1990-07-31 Sold (Public Records) $16,059 Public Records

Property tax history

-1.9%/yr

Latest (2025): $592 · +6.2% YoY. Source: county tax records.