Updated 2026 · Based on median market data for Florence, SC
Florence sits in the South with a population of 50,000 growing rapidly at 1.9% annually. The median home costs $185,000 while rents average $1,300/mo, producing an estimated cap rate of 6.60%. This puts Florence in the upper tier of investable US markets.
Florence is ideal for cash flow investors, BRRRR practitioners, and anyone building a portfolio of affordable, income-producing rentals. The low price point ($185,000) means you can get started with a $37,000 down payment, and the 6.60% cap rate should produce positive cash flow even with conservative financing.
Target properties priced 15-25% below the $185,000 median — around $148,000 or less. At this price point with $1,300/mo rents, your cap rate improves to roughly 8.6%. Factor in 0.57% property taxes ($1,054/yr), budget 5% of gross rent for maintenance, and underwrite to a 5.5% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $1,172.
Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Florence property using our cap rate calculator (pre-filled with Florence data). Compare Florence against similar markets in the South region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
Florence vs South Carolina state average and national average across key investment metrics. Florence outperforms both benchmarks on cap rate.