725-727 S Sumter St · Sumter, SC 29150

$64,800

2 bd · 1.0 ba · 1,435 sqft · SingleFamily public records · 226 Days on market

Built 1937

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors this is for you!! 2 homes for the price of 1! This property can be used as a rental property and the second building for an office or business. Or use the second building as a second rental property! These properties are on a corner lot located at 725 & 727 S. Sumter Street. Both properties are for sale for the price of 1. "Sold As Is"

Key facts

• Kitchen
• Studio apartment
• Corner lot

Tags

• CORNER LOT
• STUDIO APARTMENT
• KITCHEN

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family house; One story
• Construction: Aluminum siding; Asphalt roof; Crawl space foundation; Built as a house (year built not provided)
• Exterior features: Chain link partial fence; Paved road access (publicly maintained); Corner lot (dimensions approximately 96 x 112 x 71 x 114)

Interior

• Flooring: Hardwood; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling listed
• Interior features: Hardwood and other flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 3.4% in Sumter — 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 59/100 on livability (#235 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Sumter 01 (urban): math 18% / reading 28% proficiency, ranked #64 of 80 in SC (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Millwood Elementary (math 41% / reading 41%, grade F, #276 of 597 statewide, top 48%, 682 students, 100% FRL); Alice Drive Middle (math 23% / reading 34%, grade F, #144 of 229 statewide, top 63%, 841 students, 100% FRL); Sumter High School (math 22% / reading 67%, grade F, #166 of 196 statewide, top 87%, 2,289 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 23% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Sumter 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.5%/yr); 376 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $448 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sumter County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $57,024 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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 1937 — 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: 2.07% ✓
• Cap rate: 17.23%
• Cash-on-cash: 39.04%
• DSCR: 2.74
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $163,590
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 S Main St	0.30mi	3/2.0 (+1)	1,387 (-3%)	5mo	$169,000	$122	67
561 S Sumter St	0.30mi	3/1.0 (+1)	1,405 (-2%)	17mo	$26,000	$19	63
718 Estate St	0.56mi	3/2.0 (+1)	1,588 (+11%)	2mo	$165,000	$104	46
336 Ben St	0.73mi	3/2.0 (+1)	1,280 (-11%)	22mo	$145,500	$114	21

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 · 2.55% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.46×
• Total profit: $26,529
• Equity at exit: $9,662

10-year hold

• IRR: 41.4%
• Equity multiple: 4.81×
• Total profit: $69,194
• Equity at exit: $5,603

Cash invested: $18,144 (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 29150

• Rents YoY: 2.5%
• Active inventory: 376
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $590

Break-even live

Break-even rent $593

Max offer price $64,800

Occupancy floor 51%

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: $16,200
• Closing costs: $1,944
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-02
   status $64,800 Pending 226 DOM
2. 2026-06-01
   days on market $64,800 Active 226 DOM
3. 2026-05-31
   days on market $64,800 Active 225 DOM
4. 2026-05-30
   days on market $64,800 Active 224 DOM
5. 2026-04-21
   price $64,800
6. 2026-03-31
   status Active
7. 2026-03-16
   status Pending
8. 2026-03-12
   price $67,000
9. 2025-10-28
   price $69,750
10. 2025-10-08
    status Active
11. 2025-09-23
    status Pending
12. 2025-09-18
    listed $74,775 Active
13. 2022-10-07
    soldstatus $1,458,400
14. 2022-06-14
    soldstatus $180,000
15. 2019-01-22
    soldstatus $20,000 363-char remark

    Show marketing remark (363 chars)

    Investors this is for you!! 2 homes for the price of 1! This property can be used as a rental property and the second building for an office or business. Or use the second building as a second rental property! These properties are on a corner lot located at 725 & 727 S. Sumter Street. Both properties are for sale for the price of 1. "Sold As Is"

16. 2018-10-08
    listed $25,000 363-char remark

    Show marketing remark (363 chars)

    Investors this is for you!! 2 homes for the price of 1! This property can be used as a rental property and the second building for an office or business. Or use the second building as a second rental property! These properties are on a corner lot located at 725 & 727 S. Sumter Street. Both properties are for sale for the price of 1. "Sold As Is"

ⓘ 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: $1,218 · $102/mo
• Projected year-2 tax: $1,218 · $102/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 4/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,082
• − Mortgage interest: −$3,630
• − Property taxes: −$1,218
• − Insurance: −$324
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$1,885
• Taxable income: $6,451
• Est. tax owed @ 24.0%: −$1,548
• After-tax cash flow: $5,536/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: Sumter 01
• NCES district ID: 4503902
• Math proficiency: 18% ▼ -13.00%
• Reading proficiency: 28% ▼ -6.00%
• Median HH income: $40,423
• Composite: 19.45/100
• National rank: #8775
• State rank: #64 of 80 in SC

Livability — Sumter

• Score: 59/100
• State rank: #235
• US rank: #19754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sumter, SC
• County: Sumter County · 76,912 people
• City population: 67,992
• Metro: Sumter, SC
• Population (ZIP): 38,538
• Household income: $50,965
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 1136.0

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 104,585 people
• By 2030: 102,282 · -2.2%
• By 2040: 96,258 · -8.0%
• By 2050: 89,592 · -14.3%
• By 2075: 74,715 · -28.6%
• By 2100: 60,235 · -42.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 50% White 39% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Sumter

• 2024 margin: Toss-up / Even · D 51.9% · R 47.0% · Other 1.2%
• 2008→2024 swing: -10.6pp toward R · 2008: 15.4pp · 2024: 4.9pp
• All cycles: 2024: D+4.9 2020: D+13.0 2016: D+12.0 2012: D+17.5 2008: D+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.16%
• Current HPI: 129.032
• Rent YoY: ▲ 2.55%
• Metro: Sumter, 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

+159.2% since first listed

12 events — show timeline

• 2026-04-21 Price Changed $64,800 SBOR
• 2026-03-31 Relisted — SBOR
• 2026-03-16 Pending — SBOR
• 2026-03-12 Price Changed $67,000 SBOR
• 2025-10-28 Price Changed $69,750 SBOR
• 2025-10-08 Relisted — SBOR
• 2025-09-23 Pending — SBOR
• 2025-09-18 Listed $74,775 SBOR
• 2022-10-07 Sold (Public Records) $1,458,400 Public Records
• 2022-06-14 Sold (Public Records) $180,000 Public Records
• 2019-01-22 Sold (MLS) $20,000 SBOR
• 2018-10-08 Listed $25,000 SBOR

Property tax history

+35.0%/yr

Latest (2025): $1,218 · +1.8% YoY. Source: county tax records.