1360 Damon Drive #C Dr · Florence, SC 29505

$139,900

3 bd · 2.0 ba · 1,165 sqft · SingleFamily · 20 Days on market

Built 1995 Good condition Est $193k · 28% under $195/mo HOA · 11% 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 +20.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +6.5/10.0
• 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

Welcome to 1360 Damon Drive in Florence, South Carolina! Priced at just $139,900, this well-maintained first-floor condominium offers comfortable living in a convenient location just off Second Loop Road. Featuring three spacious bedrooms and two full bathrooms, this move-in-ready home has been freshly painted and is ready for its next owner. Enjoy peaceful views overlooking the woods, providing a relaxing backdrop from the comfort of your home. The functional floor plan offers easy first-floor access, making everyday living convenient and enjoyable. Whether you're a first-time homebuyer or downsizing, this property delivers exceptional value. Conveniently located near shopping, dining, med

Key facts

• Peaceful views
• Convenient location
• $195 HOA

Tags

• FIRST FLOOR CONDOMINIUM
• PEACEFUL VIEWS
• FUNCTIONAL FLOOR PLAN
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Located in the Hunter's Creek subdivision
• HOA & community: Homeowners association with a $195 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Insulated windows

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $184 ($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: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Briggs Elementary (math 37% / reading 48%, grade F, #252 of 597 statewide, top 43%, 434 students, 73% 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 83% FRL vs 57% district-wide (26 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 30% 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 $967 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 20 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.22% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $193,390
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Manchester Ave	0.23mi	3/2.0	1,100 (-6%)	23mo	$183,000	$166	61
1121 Clarendon Ave	0.73mi	3/2.0	1,196 (+3%)	3mo	$181,000	$151	59
1351 Helen St	0.44mi	3/2.0	1,227 (+5%)	24mo	$224,000	$183	51
1313 Pineland Dr	0.47mi	3/1.0	1,228 (+5%)	19mo	$78,000	$64	49
1130 Second Loop Rd	0.58mi	3/2.0	1,205 (+3%)	24mo	$210,000	$174	47
1105 Clarendon Ave	0.70mi	3/1.0	1,250 (+7%)	6mo	$187,500	$150	46
1124 Rutledge Ave	0.59mi	3/2.0	1,323 (+14%)	18mo	$225,000	$170	35
1613 Poinsett Dr	0.58mi	3/2.0	1,308 (+12%)	21mo	$210,000	$161	35

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: -2.4%
• Equity multiple: 0.90×
• Total profit: $-3,723
• Equity at exit: $20,860

10-year hold

• IRR: 11.8%
• Equity multiple: 2.12×
• Total profit: $43,965
• Equity at exit: $12,096

Cash invested: $39,172 (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 29505

• Rents YoY: 7.0%
• Active inventory: 183
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$195
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $184

Break-even live

Break-even rent $1,471

Max offer price $139,900

Occupancy floor 84%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 29 events

1. 2026-06-19
   days on market $139,900 Active 20 DOM
2. 2026-06-18
   days on market $139,900 Active 19 DOM
3. 2026-06-17
   days on market $139,900 Active 18 DOM
4. 2026-06-16
   days on market $139,900 Active 17 DOM
5. 2026-06-15
   days on market $139,900 Active 16 DOM
6. 2026-06-14
   days on market $139,900 Active 14 DOM
7. 2026-06-13
   days on market $139,900 Active 13 DOM
8. 2026-06-10
   days on market $139,900 Active 11 DOM
9. 2026-06-09
   days on market $139,900 Active 10 DOM
10. 2026-06-08
    days on market $139,900 Active 9 DOM
11. 2026-06-07
    days on market $139,900 Active 8 DOM
12. 2026-06-05
    days on market $139,900 Active 5 DOM
13. 2026-06-02
    days on market $139,900 Active 3 DOM
14. 2026-06-01
    days on market $139,900 Active 2 DOM
15. 2026-05-30
    remarks 699-char remark
16. 2026-05-30
    pricedays on marketlisting id $139,900 Active 1 DOM
17. 2026-05-15
    listed $138,000 Active
18. 2026-02-24
    listed $155,000 Active
19. 2025-08-05
    listed $138,000 Active
20. 2020-11-24
    soldstatus
21. 2020-10-20
    listed $98,500
22. 2020-08-24
    soldstatus
23. 2020-07-13
    listed $88,500
24. 2019-04-25
    soldstatus
25. 2019-03-25
    listed $85,000
26. 2018-05-11
    soldstatus
27. 2018-04-12
    listed $72,900
28. 2015-05-15
    soldstatus
29. 2014-10-16
    listed $69,900

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 15 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: $20,444
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − HOA: −$2,340
• − Depreciation: −$4,070
• Taxable income: $129
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $2,178/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 75/100 Cosmetic rehab

This move-in-ready condominium offers a good condition with some cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate bathroom flooring — dated and in need of replacement
• Moderate living room flooring — dated and in need of replacement
• Moderate living room carpet — dated and in need of replacement
• Moderate wallpaper — dated and in need of replacement

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Resale replace kitchen cabinets and appliances — new cabinets and appliances improve functionality and appeal
• Resale replace bathroom fixtures and flooring — new fixtures and flooring enhance functionality and appeal
• Resale replace living room flooring and carpet — new flooring and carpet improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
bathroom flooring · dated and in need of replacement	Moderate	$3,000–15,000
living room flooring · dated and in need of replacement	Moderate	$3,000–15,000
living room carpet · dated and in need of replacement	Moderate	$3,000–15,000
wallpaper · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 7 items		$21,000–105,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Resale replace kitchen cabinets and appliances — new cabinets and appliances improve functionality and appeal ↑
• Resale replace bathroom fixtures and flooring — new fixtures and flooring enhance functionality and appeal ↑
• Resale replace living room flooring and carpet — new flooring and carpet improve functionality 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

+97.4% since first listed

13 events — show timeline

• 2026-05-15 Listed $138,000 RAGPD
• 2026-02-24 Listed $155,000 RAGPD
• 2025-08-05 Listed $138,000 RAGPD
• 2020-11-24 Sold (MLS) — RAGPD
• 2020-10-20 Listed $98,500 RAGPD
• 2020-08-24 Sold (MLS) — RAGPD
• 2020-07-13 Listed $88,500 RAGPD
• 2019-04-25 Sold (MLS) — RAGPD
• 2019-03-25 Listed $85,000 RAGPD
• 2018-05-11 Sold (MLS) — RAGPD
• 2018-04-12 Listed $72,900 RAGPD
• 2015-05-15 Sold (MLS) — RAGPD
• 2014-10-16 Listed $69,900 RAGPD