230 Alexander Pl · South Sumter, SC 29150

$139,900

4 bd · 2.0 ba · 2,016 sqft · Other public records · 247 Days on market

Built 2002 0.47 ac lot ↓ 7% since listing

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This spacious and affordable manufactured home features four comfortable bedrooms, making it perfect for families or those needing extra space. Located in a quiet neighborhood, the property offers a peaceful environment for residents. The home is equipped with brand new carpet throughout, providing a fresh and inviting atmosphere in every room. Enjoy a fully fenced yard that ensures privacy and security. The yard offers ample space for children and animals to run and play, making it ideal for active households. Don’t miss your chance to own your dream home in this welcoming community. This property combines comfort, affordability, and a great location. Disclaimer: CMLS has not review

Key facts

• Quiet neighborhood
• Fully fenced yard
• 0.47 acre lot

Tags

• QUIET NEIGHBORHOOD
• FULLY FENCED YARD
• AMPLE SPACE FOR CHILDREN

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Vinyl exterior; Full fencing; Shed on property; Uncovered front porch; Screened back porch; Paved road access

Interior

• Kitchen: Formica countertops; Vinyl flooring; Refrigerator; Freezer; Microwave (above stove); Free-standing range
• Bedrooms: Master bedroom on the main level with garden tub, private bath, separate shower, carpeted floors; Bedroom 2 on the main level with shared bath and carpeted floors; Bedroom 3 on the main level with shared bath and carpeted floors; Bedroom 4 on the main level with shared bath and carpeted floors
• Flooring: Carpet in bedrooms and living room; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heat; Central air
• Interior features: Ceiling fan in living room; Wood-burning fireplace (1)
• Laundry & utility: Washer/dryer located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/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: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#313 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment 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: Wilder Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 376 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 37% 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 7.4

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,907
• Equity at exit: $20,860

10-year hold

• IRR: 10.5%
• Equity multiple: 1.80×
• Total profit: $31,195
• 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 29150

• Rents YoY: 2.5%
• Active inventory: 376
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$50 /mo · $594/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $398

Break-even live

Break-even rent $1,065

Max offer price $139,900

Occupancy floor 70%

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: —

Listing history 18 events

1. 2026-06-19
   days on market $139,900 Active 247 DOM
2. 2026-06-18
   days on market $139,900 Active 246 DOM
3. 2026-06-17
   days on market $139,900 Active 245 DOM
4. 2026-06-16
   days on market $139,900 Active 244 DOM
5. 2026-06-15
   days on market $139,900 Active 243 DOM
6. 2026-06-14
   days on market $139,900 Active 241 DOM
7. 2026-06-13
   days on market $139,900 Active 240 DOM
8. 2026-06-10
   pricedays on market $139,900 Active 238 DOM
9. 2026-06-09
   days on market $147,900 Active 237 DOM
10. 2026-06-08
    days on market $147,900 Active 236 DOM
11. 2026-06-07
    days on market $147,900 Active 235 DOM
12. 2026-06-02
    days on market $147,900 Active 230 DOM
13. 2026-06-01
    days on market $147,900 Active 229 DOM
14. 2026-05-31
    days on market $147,900 Active 228 DOM
15. 2026-05-30
    days on market $147,900 Active 227 DOM
16. 2026-02-28
    price $147,900
17. 2025-12-23
    price $154,000
18. 2025-10-15
    listed $159,000 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: $594 · $50/mo
• Projected year-2 tax: $797 · $66/mo
• Expected delta: +$203/yr (+$17/mo · 34.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 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: $18,824
• − Mortgage interest: −$7,837
• − Property taxes: −$594
• − Insurance: −$700
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$4,070
• Taxable income: $2,613
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $4,147/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 — South Sumter

• Score: 55/100
• State rank: #313
• US rank: #23603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Sumter, SC
• County: Sumter County · 76,912 people
• 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

-7.0% since first listed

3 events — show timeline

• 2026-02-28 Price Changed $147,900 Consolidated MLS
• 2025-12-23 Price Changed $154,000 Consolidated MLS
• 2025-10-15 Listed $159,000 Consolidated MLS

Property tax history

+33.2%/yr

Latest (2022): $594 · +149.4% YoY. Source: county tax records.