1116 Pocalla Rd · South Sumter, SC 29150

$150,000

3 bd · 1.0 ba · 1,834 sqft · SingleFamily public records · 414 Days on market

Built 1940 0.85 ac lot Est $226k · 34% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• 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

Discover A Rare Gem with Endless Potential! Located On Pocalla Road (AKA Highway 15 N Or S Lafayette Drive), Prime Location Ideal for A Home Office Business, Just Minutes from Schools, Shopping Centers, And Places of Worship. This Spacious 4-Bedrooms, 2 Full Bath Dwelling Is A Few Blocks from Family Dollar, Dollar Tree, Auto Zone and Piggly Wiggly, Offering Unbeatable Convenience for Both Residential and Commercial. This 1,833 Sq. Ft. Home Sits On 0.85 Acre Has with Sturdy Construction and Timeless Character Featuring an Open and Airy Layout Filled with Natural Light, Vintage Curb Appeal, And Room to Customize. Being Sold As-Is, Where-Is Priced to Sell and Ready for Your Vision - Don't Miss

Key facts

• Spacious kitchen
• Zoned residential
• Zoned commercial

Tags

• SPACIOUS KITCHEN
• ZONED RESIDENTIAL
• ZONED COMMERCIAL

Property features AI

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Cable available; Paved public road access
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Shingle roof; Built on crawl space
• Exterior features: Front porch (enclosed); No additional exterior features listed

Interior

• Kitchen: No appliances listed
• Bedrooms: Master downstairs
• Flooring: Linoleum; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Master bedroom on the main level; Fireplace; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/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 $145k (3.5% below list).
• Recommended offer: $132k (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); 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 (+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 34% 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 $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.

Negotiation context

• It's been on market 414 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $150k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 414 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 1940 — 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 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?
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: 0.96% ✗
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $225,582
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1234 Ivey St	0.52mi	3/1.5	1,721 (-6%)	1mo	$159,000	$92	63
1018 S Main St	0.26mi	3/3.0	1,786 (-3%)	19mo	$220,000	$123	60

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: -6.1%
• Equity multiple: 0.78×
• Total profit: $-9,436
• Equity at exit: $22,365

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $8,943
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $245

Break-even live

Break-even rent $1,138

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $150,000 Active 414 DOM
2. 2026-06-18
   days on market $150,000 Active 413 DOM
3. 2026-06-17
   days on market $150,000 Active 412 DOM
4. 2026-06-16
   days on market $150,000 Active 411 DOM
5. 2026-06-15
   days on market $150,000 Active 410 DOM
6. 2026-06-14
   days on market $150,000 Active 408 DOM
7. 2026-06-13
   days on market $150,000 Active 407 DOM
8. 2026-06-10
   days on market $150,000 Active 405 DOM
9. 2026-06-09
   days on market $150,000 Active 404 DOM
10. 2026-06-08
    days on market $150,000 Active 403 DOM
11. 2026-06-07
    days on market $150,000 Active 402 DOM
12. 2026-06-02
    days on market $150,000 Active 397 DOM
13. 2026-06-01
    days on market $150,000 Active 396 DOM
14. 2026-05-31
    days on market $150,000 Active 395 DOM
15. 2026-05-30
    days on market $150,000 Active 394 DOM
16. 2026-03-13
    price $150,000
17. 2026-02-04
    price $160,000
18. 2025-10-31
    status Active
19. 2025-10-28
    historical
20. 2025-10-24
    price $175,000
21. 2025-08-11
    price $180,000
22. 2025-06-10
    price $190,000
23. 2025-04-29
    listed $200,000 Active
24. 2024-07-27
    status Active
25. 2024-07-18
    price $169,900
26. 2024-06-25
    status Pending
27. 2024-05-31
    price $189,900
28. 2024-05-31
    listed $199,500 Active
29. 2024-04-03
    listed $189,900 Active
30. 2024-03-08
    listed $199,500 Active
31. 2023-11-01
    status Active
32. 2023-11-01
    price $199,500
33. 2023-10-23
    listed $199,300 Active
34. 2021-02-25
    soldstatus $24,000

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $855 · $71/mo
• Expected delta: +$259/yr (+$22/mo · 43.6%)

ⓘ 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 5/10 Major
• 🌡 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: $17,369
• − Mortgage interest: −$8,402
• − Property taxes: −$596
• − Insurance: −$750
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$4,364
• Taxable income: $478
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $2,822/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

+525.0% since first listed

19 events — show timeline

• 2026-03-13 Price Changed $150,000 SBOR
• 2026-02-04 Price Changed $160,000 SBOR
• 2025-10-31 Relisted — SBOR
• 2025-10-28 Delisted — SBOR
• 2025-10-24 Price Changed $175,000 SBOR
• 2025-08-11 Price Changed $180,000 SBOR
• 2025-06-10 Price Changed $190,000 SBOR
• 2025-04-29 Listed $200,000 SBOR
• 2024-07-27 Relisted — SBOR
• 2024-07-18 Price Changed $169,900 SBOR
• 2024-06-25 Pending — SBOR
• 2024-05-31 Price Changed $189,900 SBOR
• 2024-05-31 Listed $199,500 SBOR
• 2024-04-03 Listed $189,900 SBOR
• 2024-03-08 Listed $199,500 Consolidated MLS
• 2023-11-01 Relisted — SBOR
• 2023-11-01 Price Changed $199,500 SBOR
• 2023-10-23 Listed $199,300 SBOR
• 2021-02-25 Sold (MLS) $24,000 SBOR

Property tax history

-4.2%/yr

Latest (2025): $596 · +1.1% YoY. Source: county tax records.