1195 Chivalry St · Sumter, SC 29154

$242,000

4 bd · 3.0 ba · 1,974 sqft · SingleFamily public records · 22 Days on market

Built 2008 10,018 sqft lot Est $278k · 13% under

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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).

• ARV discount +13.4/15.0
• Cash flow +11.6/30.0
• Rent growth +3.5/5.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

REALLY NICE 4 BEDROOM, 2 1/2 BATH RANCH IN KNIGHTS VILLAGE. LOTS OF SPACE FOR FAMILY IN LIVING AREA AND LARGE TWO CAR GARAGE. LET THE KIDS AND PETS PLAY IN THE VERY LARGE BACK YARD THAT IS FENCED (PRIVACY WOODEN FENCE). SHORT WALKING DISTANCE TO KINGSBURY ELEMENTARY SCHOOL AND SEVERAL MINUTE DRIVE TO SHOPPING. 15-20 MINUTE DRIVE TO SAFB HOA Includes: NA

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2008

Tags

• SPLIT BEDROOM FLOOR PLAN
• FULLY FENCED BACKYARD
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $-74 ($-888/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (25.6% below list).
• Recommended offer: $180k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Kingsbury Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 612 students, 100% FRL); Bates Middle (math 9% / reading 21%, grade F, #202 of 229 statewide, top 89%, 569 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 fast (+4.2%/yr); 229 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($63k/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 $2k of loan paydown is wiped out by about $7k 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 22 days — a 2% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $159k; list at $242k implies a 52% gain — meaningful room to come down on a strong offer.

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 $180,113 (25.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $278,334
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
996 Saltwood Rd	0.17mi	3/2.5 (-1)	1,925 (-2%)	1mo	$279,900	$145	80
1185 Chivalry St	0.02mi	4/2.5	2,131 (+8%)	7mo	$300,000	$141	78
1155 Chivalry St	0.07mi	4/2.5	1,799 (-9%)	4mo	$233,000	$130	76
1149 Chivalry St	0.08mi	3/2.5 (-1)	1,770 (-10%)	4mo	$220,000	$124	69
1044 Saltwood Rd	0.19mi	4/2.5	2,234 (+13%)	2mo	$269,900	$121	65
1041 Dover Cir	0.30mi	4/2.5	1,753 (-11%)	5mo	$236,000	$135	61
976 Heather Ln	0.56mi	4/2.0	2,013 (+2%)	8mo	$314,000	$156	59
2120 Tanglewood Rd	0.63mi	4/2.5	2,103 (+6%)	3mo	$376,000	$179	55
1292 Fairlawn Dr	0.69mi	4/2.0	2,023 (+2%)	6mo	$289,900	$143	55
1012 Saltwood Rd	0.22mi	3/2.0 (-1)	1,692 (-14%)	6mo	$270,000	$160	52
50 Blenhein Ct	0.46mi	3/2.0 (-1)	1,810 (-8%)	8mo	$245,000	$135	49
2001 Golfair Rd	0.74mi	3/2.5 (-1)	2,120 (+7%)	4mo	$298,000	$141	43

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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.38×
• Total profit: $-41,825
• Equity at exit: $36,083

10-year hold

• IRR: -7.5%
• Equity multiple: 0.50×
• Total profit: $-33,642
• Equity at exit: $20,924

Cash invested: $67,760 (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 29154

• Home prices YoY: -32.7%
• Rents YoY: 4.2%
• Active inventory: 229
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$1,269
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-74

Break-even live

Break-even rent $1,895

Max offer price $228,931

Occupancy floor 99%

Sensitivity live

Price	-10% $63	-5% $-5	+0% $-74	+5% $-142	+10% $-211
Rent	-10% $-216	-5% $-145	+0% $-74	+5% $-3	+10% $68
Rate	-1.0pp $48	-0.5pp $-12	base $-74	+0.5pp $-137	+1.0pp $-200

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-14
   status Pending
2. 2026-03-23
   listed $242,000 Active
3. 2019-12-27
   soldstatus $159,000
4. 2019-12-20
   soldstatus $159,000 356-char remark

   Show marketing remark (356 chars)

   REALLY NICE 4 BEDROOM, 2 1/2 BATH RANCH IN KNIGHTS VILLAGE. LOTS OF SPACE FOR FAMILY IN LIVING AREA AND LARGE TWO CAR GARAGE. LET THE KIDS AND PETS PLAY IN THE VERY LARGE BACK YARD THAT IS FENCED (PRIVACY WOODEN FENCE). SHORT WALKING DISTANCE TO KINGSBURY ELEMENTARY SCHOOL AND SEVERAL MINUTE DRIVE TO SHOPPING. 15-20 MINUTE DRIVE TO SAFB HOA Includes: NA

5. 2019-07-13
   listed $167,000 356-char remark

   Show marketing remark (356 chars)

   REALLY NICE 4 BEDROOM, 2 1/2 BATH RANCH IN KNIGHTS VILLAGE. LOTS OF SPACE FOR FAMILY IN LIVING AREA AND LARGE TWO CAR GARAGE. LET THE KIDS AND PETS PLAY IN THE VERY LARGE BACK YARD THAT IS FENCED (PRIVACY WOODEN FENCE). SHORT WALKING DISTANCE TO KINGSBURY ELEMENTARY SCHOOL AND SEVERAL MINUTE DRIVE TO SHOPPING. 15-20 MINUTE DRIVE TO SAFB HOA Includes: NA

6. 2017-02-03
   soldstatus $149,000
7. 2017-02-01
   soldstatus $149,000 324-char remark

   Show marketing remark (324 chars)

   Look no further, this is exactly the home you've been looking for! This gorgeous 4 bedrooms 2 and 1/2 bath home is located in Knights Village, walking distance to Kingsbury Elementary. Lots of space for family and plenty of storage. All kitchen appliances are included as well as washer/dryer. Large privacy fenced backyard.

8. 2016-05-04
   listed $149,900 324-char remark

   Show marketing remark (324 chars)

   Look no further, this is exactly the home you've been looking for! This gorgeous 4 bedrooms 2 and 1/2 bath home is located in Knights Village, walking distance to Kingsbury Elementary. Lots of space for family and plenty of storage. All kitchen appliances are included as well as washer/dryer. Large privacy fenced backyard.

9. 2011-04-07
   soldstatus $145,900

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $1,524 · $127/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: $21,614
• − Mortgage interest: −$13,556
• − Property taxes: −$1,524
• − Insurance: −$1,210
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$7,040
• Taxable loss: −$5,174
• Est. tax savings @ 24.0%: +$1,242
• After-tax cash flow: $354/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): 29,454
• Household income: $62,772
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 338.0

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 0.59)
• Race & ethnicity: White 53% Black 36% Two or more races 8% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 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: ▼ -76.65%
• Current HPI: 157.8545
• Rent YoY: ▲ 4.19%
• 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

+65.9% since first listed

9 events — show timeline

• 2026-04-14 Pending — SBOR
• 2026-03-23 Listed $242,000 SBOR
• 2019-12-27 Sold (Public Records) $159,000 Public Records
• 2019-12-20 Sold (MLS) $159,000 SBOR
• 2019-07-13 Listed $167,000 SBOR
• 2017-02-03 Sold (Public Records) $149,000 Public Records
• 2017-02-01 Sold (MLS) $149,000 SBOR
• 2016-05-04 Listed $149,900 SBOR
• 2011-04-07 Sold (Public Records) $145,900 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,524 · +1.7% YoY. Source: county tax records.