615 S Church St · Florence, SC 29501

$70,000

4 bd · 1.0 ba · 690 sqft · SingleFamily public records · 907 Days on market

Built 1948 Poor condition 6,970 sqft lot $101/sqft · 43% below area Est $123k · 43% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Rent growth +3.7/5.0
• Livability +3.1/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Fixer Upper Opportunity. Being Sold As Is.

Key facts

• 6,970 sq ft lot
• Built 1948
• Listed 907 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 4.3% 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: Mclaurin Elementary (math 27% / reading 43%, grade F, #339 of 597 statewide, top 57%, 957 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: Rents rising fast (+4.7%/yr); 440 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 907 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 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 $23k; list at $70k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 907 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.21% ✓
• Cap rate: 19.80%
• Cash-on-cash: 48.24%
• DSCR: 3.15
• GRM: 3.8

CMA / ARV

• ARV (median comp): $123,208
• List price: $70,000
• Delta: -43.19%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 S Edisto Dr	1.61mi	2/1.0 (-2)	725 (+5%)	17mo	$125,000	$172	32
1008 Rose St	1.56mi	3/1.0 (-1)	775 (+12%)	14mo	$76,000	$98	28
312 W Vista St	1.71mi	2/1.0 (-2)	600 (-13%)	9mo	$78,000	$130	26
424 Manor Cir	0.83mi	2/1.0 (-2)	870 (+26%)	7mo	$128,900	$148	24
510 S Kemp St	0.59mi	2/1.0 (-2)	869 (+26%)	19mo	$115,000	$132	21
1109 Brunwood Dr	1.89mi	2/1.0 (-2)	882 (+28%)	15mo	$156,000	$177	18
907 S Edisto Dr	1.61mi	2/1.0 (-2)	780 (+13%)	20mo	$120,000	$154	17
411 Manor Cir	0.86mi	2/1.0 (-2)	870 (+26%)	16mo	$123,500	$142	16
1102 S Brunwood Dr	1.85mi	2/1.0 (-2)	876 (+27%)	17mo	$113,500	$130	16
1319 Jackson Ave	1.66mi	2/2.0 (-2)	864 (+25%)	16mo	$59,000	$68	12
911 Chestnut St	1.20mi	2/2.0 (-2)	840 (+22%)	18mo	$75,000	$89	11
517 N Mcqueen St	1.40mi	2/1.0 (-2)	832 (+21%)	25mo	$85,000	$102	10

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: 47.6%
• Equity multiple: 3.12×
• Total profit: $41,515
• Equity at exit: $10,437

10-year hold

• IRR: 53.9%
• Equity multiple: 6.72×
• Total profit: $112,138
• Equity at exit: $6,052

Cash invested: $19,600 (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: 440
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $788

Break-even live

Break-even rent $546

Max offer price $70,000

Occupancy floor 44%

Sensitivity live

Price	-10% $828	-5% $808	+0% $788	+5% $768	+10% $748
Rent	-10% $666	-5% $727	+0% $788	+5% $849	+10% $910
Rate	-1.0pp $823	-0.5pp $806	base $788	+0.5pp $770	+1.0pp $751

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: $17,500
• Closing costs: $2,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential property
• Construction: Shingle roofAbove-grade finished area: 690
• Exterior features: Front porch

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Vinyl flooringCrawl space basement

Listing history 40 events

1. 2026-07-12
   days on market $70,000 Active 907 DOM
2. 2026-07-11
   days on market $70,000 Active 906 DOM
3. 2026-07-10
   days on market $70,000 Active 905 DOM
4. 2026-07-09
   days on market $70,000 Active 904 DOM
5. 2026-07-08
   days on market $70,000 Active 903 DOM
6. 2026-07-07
   days on market $70,000 Active 902 DOM
7. 2026-07-06
   days on market $70,000 Active 901 DOM
8. 2026-07-05
   days on market $70,000 Active 900 DOM
9. 2026-07-04
   days on market $70,000 Active 899 DOM
10. 2026-07-03
    days on market $70,000 Active 898 DOM
11. 2026-07-02
    days on market $70,000 Active 897 DOM
12. 2026-07-01
    days on market $70,000 Active 896 DOM
13. 2026-06-30
    days on market $70,000 Active 895 DOM
14. 2026-06-29
    days on market $70,000 Active 894 DOM
15. 2026-06-28
    days on market $70,000 Active 893 DOM
16. 2026-06-28
    days on market $70,000 Active 892 DOM
17. 2026-06-27
    days on market $70,000 Active 891 DOM
18. 2026-06-26
    days on market $70,000 Active 890 DOM
19. 2026-06-23
    days on market $70,000 Active 887 DOM
20. 2026-06-22
    days on market $70,000 Active 886 DOM
21. 2026-06-19
    days on market $70,000 Active 884 DOM
22. 2026-06-18
    days on market $70,000 Active 883 DOM
23. 2026-06-17
    days on market $70,000 Active 882 DOM
24. 2026-06-16
    days on market $70,000 Active 881 DOM
25. 2026-06-15
    days on market $70,000 Active 880 DOM
26. 2026-06-14
    days on market $70,000 Active 878 DOM
27. 2026-06-13
    days on market $70,000 Active 877 DOM
28. 2026-06-10
    days on market $70,000 Active 875 DOM
29. 2026-06-09
    days on market $70,000 Active 874 DOM
30. 2026-06-08
    days on market $70,000 Active 873 DOM
31. 2026-06-07
    days on market $70,000 Active 872 DOM
32. 2026-06-05
    days on market $70,000 Active 869 DOM
33. 2026-06-02
    days on market $70,000 Active 867 DOM
34. 2026-06-01
    days on market $70,000 Active 866 DOM
35. 2026-05-31
    days on market $70,000 Active 865 DOM
36. 2026-05-30
    days on market $70,000 Active 864 DOM
37. 2026-03-01
    status Active
38. 2022-10-26
    listed $70,000 Active
39. 2021-05-27
    listed $79,900
40. 2000-03-31
    soldstatus $23,000

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $423 · $35/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 3/10 Moderate
• 🌡 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: $18,523
• − Mortgage interest: −$3,921
• − Property taxes: −$423
• − Insurance: −$350
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$2,036
• Taxable income: $8,829
• Est. tax owed @ 24.0%: −$2,119
• After-tax cash flow: $7,336/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 · 1 photo

Poor 20/100 Extensive rehab Est. rehab $34,500–$62,100 screening

This property presents a significant fixer-upper opportunity with extensive repairs and maintenance needed across all visible systems and areas. A comprehensive renovation would substantially increase its value.

Components & finishes AI

Roof asphalt shingle

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior walls/paint in the satellite image.
• Major bathrooms — No visible bathrooms in the satellite image.
• Major kitchen — No visible kitchen in the satellite image.
• Major systems — No visible systems in the satellite image.
• Major landscaping/curb appeal — No visible landscaping/curb appeal in the satellite image.

Value-add opportunities

• Both extensive exterior renovation — A complete exterior renovation would significantly improve both resale and rental value. ↑
• Both interior renovation and paint — A thorough interior renovation and fresh paint would enhance both resale and rental appeal. ↑
• Both landscaping and curb appeal — A well-maintained and aesthetically pleasing landscape would attract buyers and renters. ↑
• Both HVAC and mechanical updates — Upgrading the HVAC and mechanical systems would improve comfort and energy efficiency, boosting both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Mclaurin Elementary F SC #339/597 Nat'l #22,904/41,679 Middle Southside Middle F SC #146/229 Nat'l #9,545/14,009 High South Florence High B+ SC #48/196 Nat'l #1,878/17,239

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

C Composite livability gradescore 62/100

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 · 141,714 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: 15% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential property
• Construction: Shingle roofAbove-grade finished area: 690
• Exterior features: Front porch

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Vinyl flooringCrawl space basement

Price history

+204.3% since first listed

4 events — show timeline

• 2026-03-01 Relisted — RAGPD
• 2022-10-26 Listed $70,000 RAGPD
• 2021-05-27 Listed $79,900 RAGPD
• 2000-03-31 Sold (Public Records) $23,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $423 · +5.9% YoY. Source: county tax records.