249 Woodlawn Rd · Sumter, SC 29150

$18,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 93 Days on market

Built 1929 0.30 ac lot ↓ 17% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

House not safe enter at own risk

Key facts

• 0.3 acre lot
• Built 1929
• Listed 93 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential; Residential property
• Construction: Asbestos construction materials
• Exterior features: Shingle roof

Interior

• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling; Ceiling fan(s)
• Interior features: Insulated windows; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $16k (9.0% below list) — sets the bar for market timing.
• Cap rate 60.2% 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: schools D-, crime F, amenities 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.
• 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 $124 of loan paydown is wiped out by about $540 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1929 — 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 $16,380 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.70% ✓
• Cap rate: 60.17%
• Cash-on-cash: 192.43%
• DSCR: 9.56
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $36,432
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Highland Ave	0.45mi	2/1.0	819 (+3%)	7mo	$38,000	$46	68
21 Sims St	0.44mi	2/1.0	828 (+4%)	18mo	$32,000	$39	57

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: —
• Equity multiple: 10.53×
• Total profit: $48,044
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 22.04×
• Total profit: $106,031
• Equity at exit: $1,556

Cash invested: $5,040 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $808

Break-even live

Break-even rent $183

Max offer price $18,000

Occupancy floor 28%

Sensitivity live

Price	-10% $818	-5% $813	+0% $808	+5% $803	+10% $798
Rent	-10% $713	-5% $761	+0% $808	+5% $856	+10% $904
Rate	-1.0pp $817	-0.5pp $813	base $808	+0.5pp $804	+1.0pp $799

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $18,000 Active 93 DOM
2. 2026-06-18
   days on market $18,000 Active 92 DOM
3. 2026-06-17
   days on market $18,000 Active 91 DOM
4. 2026-06-17
   pricestatus $18,000 Active 90 DOM
5. 2026-06-16
   days on market $15,000 Active Under Contract 90 DOM
6. 2026-06-15
   days on market $15,000 Active Under Contract 89 DOM
7. 2026-06-14
   days on market $15,000 Active Under Contract 87 DOM
8. 2026-06-13
   days on market $15,000 Active Under Contract 86 DOM
9. 2026-06-10
   days on market $15,000 Active Under Contract 84 DOM
10. 2026-06-09
    days on market $15,000 Active Under Contract 83 DOM
11. 2026-06-08
    days on market $15,000 Active Under Contract 82 DOM
12. 2026-06-07
    days on market $15,000 Active Under Contract 81 DOM
13. 2026-06-02
    days on market $15,000 Active Under Contract 76 DOM
14. 2026-06-01
    days on market $15,000 Active Under Contract 75 DOM
15. 2026-05-31
    days on market $15,000 Active Under Contract 74 DOM
16. 2026-05-30
    days on market $15,000 Active Under Contract 73 DOM
17. 2026-03-26
    historical Active Under Contract
18. 2026-03-18
    listed $15,000 Active
19. 2023-03-28
    listed $18,000

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $516 · $43/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 6/10 Major 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: $14,478
• − Mortgage interest: −$1,008
• − Property taxes: −$516
• − Insurance: −$90
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$524
• Taxable income: $10,023
• Est. tax owed @ 24.0%: −$2,406
• After-tax cash flow: $7,293/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

-16.7% since first listed

3 events — show timeline

• 2026-03-26 Contingent — RAGPD
• 2026-03-18 Listed $15,000 RAGPD
• 2023-03-28 Listed $18,000 RAGPD

Property tax history

-2.5%/yr

Latest (2025): $516 · +1.9% YoY. Source: county tax records.