41 Radcliff Dr · Sumter, SC 29150

$172,000

2 bd · 2.0 ba · 1,197 sqft · Other public records · 130 Days on market

Built 1996 10,018 sqft lot $14/mo HOA · 1% of rent

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't wait too long to check out this cute duplex in the popular Old Towne Landing neighborhood. It is cute as a button on the inside with 2 large bedrooms and two full baths. One bath has a new walk-in very spacious shower! The combination living room/dining room are perfect for entertaining or relaxing! The front porch will be a delight as you enjoy your morning beverage or afternoon beverage and wave to your neighbors! The backyard is very spacious and is completely privacy fenced! Come on and be my new owner! I don't like living alone!!!

Key facts

• $14 HOA
• 2 parking spots
• Built 1996

Property features AI

Finance

• Other: Subdivision: Old Towne Landing
• HOA & community: Homeowners association with an annual fee of $173 (about $14.42/month); Community features: Other

Exterior

• Parking: 2 total parking spaces; Attached carport; 1-car carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Water available; Sewer available
• Home design: Duplex; Townhouse; One story; Residential property; Entry level facing not specified
• Construction: Brick veneer exterior; Slab foundation; Home warranty included
• Exterior features: Front porch; Rear porch; Covered patio; Patio; Wood privacy fencing; Landscaped lot; Paved road; Public maintained road

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Pantry
• Bedrooms: Walk-in closet(s) noted
• Flooring: Hardwood; Vinyl; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Central air conditioning
• Interior features: Pantry; Walk-in closets; Open floorplan; Blinds; Insulated windows; Smoke detectors
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $172k.

Deal economics

• At list price, monthly cash flow is $19 ($232/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 $133k (23.0% below list).
• Recommended offer: $133k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Willow Drive Elementary (math 8% / reading 12%, grade F, #587 of 597 statewide, top 99%, 551 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.
• 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).
• This rent runs 31% of the median local income ($51k/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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $132,517 (23.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.55% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-27,318
• Equity at exit: $25,646

10-year hold

• IRR: -8.5%
• Equity multiple: 0.48×
• Total profit: $-24,955
• Equity at exit: $14,871

Cash invested: $48,160 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$902
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$72
• HOA: −$14
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $19

Break-even live

Break-even rent $1,301

Max offer price $172,000

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $68	+0% $19	+5% $-29	+10% $-78
Rent	-10% $-85	-5% $-33	+0% $19	+5% $72	+10% $124
Rate	-1.0pp $106	-0.5pp $63	base $19	+0.5pp $-25	+1.0pp $-71

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 16 events

1. 2026-06-19
   days on market $172,000 Active 130 DOM
2. 2026-06-18
   days on market $172,000 Active 129 DOM
3. 2026-06-17
   days on market $172,000 Active 128 DOM
4. 2026-06-16
   days on market $172,000 Active 127 DOM
5. 2026-06-15
   days on market $172,000 Active 126 DOM
6. 2026-06-14
   days on market $172,000 Active 124 DOM
7. 2026-06-13
   days on market $172,000 Active 123 DOM
8. 2026-06-10
   days on market $172,000 Active 121 DOM
9. 2026-06-09
   days on market $172,000 Active 120 DOM
10. 2026-06-08
    days on market $172,000 Active 119 DOM
11. 2026-06-07
    days on market $172,000 Active 118 DOM
12. 2026-06-02
    days on market $172,000 Active 113 DOM
13. 2026-06-01
    days on market $172,000 Active 112 DOM
14. 2026-05-31
    days on market $172,000 Active 111 DOM
15. 2026-05-30
    days on market $172,000 Active 110 DOM
16. 2026-02-09
    listed $172,000 Active

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$501/yr (+$42/mo · 104.6%)

ⓘ 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 1/10 Low
• 🌡 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: $15,902
• − Mortgage interest: −$9,635
• − Property taxes: −$479
• − Insurance: −$860
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − HOA: −$168
• − Depreciation: −$5,004
• Taxable loss: −$2,788
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $901/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

1 event — show timeline

• 2026-02-09 Listed $172,000 SBOR

Property tax history

+2.1%/yr

Latest (2025): $479 · +2.0% YoY. Source: county tax records.