251 Rast St Unit E2 · Sumter, SC 29150

$72,000

2 bd · 2.0 ba · 900 sqft · SingleFamily · 24 Days on market

Built 1974 Fair condition Est $53k · 36% over $220/mo HOA · 18% of rent

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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 +29.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully redone ground level condo centrally located in the center of town. Great investment opportunity with tenant in place. $900/month rental income

Key facts

• $220 HOA
• 2 parking spots
• Built 1974

Property features AI

Finance

• Other: Public maintained paved road; Subdivision: Willow Run
• HOA & community: HOA fee $220 per month; HOA covers maintenance of grounds

Exterior

• Parking: 2 parking spaces; Parking type: Other
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Townhouse condominium; One level; Brick construction; Entry on main level
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a residential condominium
• Exterior features: Covered patio/porch; No additional exterior structures listed; No fencing

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump with electric heating; Central air conditioning
• Interior features: Blinds; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $72k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $60k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $70,920 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 1.70% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $53,100
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Rast Ground Level St Bldg I Apt 4	0.00mi	2/2.0	900 (0%)	16mo	$27,000	$30	87
251 Rast St Unit N8	0.00mi	2/2.0	900 (0%)	21mo	$52,500	$58	83
251 Rast St Unit B4	0.00mi	2/2.0	900 (0%)	22mo	$53,000	$59	81
251 Rast St Unit B7	0.00mi	2/2.0	850 (-6%)	21mo	$50,000	$59	73
28 Gertrude Dr	0.35mi	3/1.0 (+1)	986 (+10%)	5mo	$80,000	$81	54
21 Sims St	0.74mi	2/1.0	828 (-8%)	18mo	$32,000	$39	33

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $3,826
• Equity at exit: $10,735

10-year hold

• IRR: 14.0%
• Equity multiple: 2.10×
• Total profit: $22,175
• Equity at exit: $6,225

Cash invested: $20,160 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$220
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $250

Break-even live

Break-even rent $908

Max offer price $72,000

Occupancy floor 75%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 27 events

1. 2026-06-19
   days on market $72,000 Active 24 DOM
2. 2026-06-18
   days on market $72,000 Active 23 DOM
3. 2026-06-17
   days on market $72,000 Active 22 DOM
4. 2026-06-16
   days on market $72,000 Active 21 DOM
5. 2026-06-15
   days on market $72,000 Active 20 DOM
6. 2026-06-14
   days on market $72,000 Active 18 DOM
7. 2026-06-13
   days on market $72,000 Active 17 DOM
8. 2026-06-10
   days on market $72,000 Active 15 DOM
9. 2026-06-09
   days on market $72,000 Active 14 DOM
10. 2026-06-08
    days on market $72,000 Active 13 DOM
11. 2026-06-07
    days on market $72,000 Active 12 DOM
12. 2026-06-02
    days on market $72,000 Active 7 DOM
13. 2026-06-01
    days on market $72,000 Active 6 DOM
14. 2026-05-31
    days on market $72,000 Active 5 DOM
15. 2026-05-30
    days on market $72,000 Active 4 DOM
16. 2026-05-26
    listed $72,000 Active
17. 2024-09-13
    soldstatus $60,000 Closed 154-char remark

    Show marketing remark (154 chars)

    Beautifully redone ground level condo centrally located in the center of town. Great investment opportunity with tenant in place. $900/month rental income

18. 2024-08-27
    status Pending 154-char remark

    Show marketing remark (154 chars)

    Beautifully redone ground level condo centrally located in the center of town. Great investment opportunity with tenant in place. $900/month rental income

19. 2024-08-22
    status Active 154-char remark

    Show marketing remark (154 chars)

    Beautifully redone ground level condo centrally located in the center of town. Great investment opportunity with tenant in place. $900/month rental income

20. 2024-08-11
    status Pending 154-char remark

    Show marketing remark (154 chars)

    Beautifully redone ground level condo centrally located in the center of town. Great investment opportunity with tenant in place. $900/month rental income

21. 2024-07-20
    price $65,000 154-char remark

    Show marketing remark (154 chars)

    Beautifully redone ground level condo centrally located in the center of town. Great investment opportunity with tenant in place. $900/month rental income

22. 2024-07-12
    price $68,000 154-char remark

    Show marketing remark (154 chars)

    Beautifully redone ground level condo centrally located in the center of town. Great investment opportunity with tenant in place. $900/month rental income

23. 2024-06-11
    listed $70,000 Active 154-char remark

    Show marketing remark (154 chars)

    Beautifully redone ground level condo centrally located in the center of town. Great investment opportunity with tenant in place. $900/month rental income

24. 2023-05-22
    soldstatus $39,500 Closed 296-char remark

    Show marketing remark (296 chars)

    Imagine the possibilities of this partially renovated 2BR/2BA downstairs condo close to shopping and restaurants. This is an as is investor's delight! It started with the owners dreams and will be complete with your luxurious finish. Regime fees are $185/monthly. Schedule your appointment today.

25. 2023-05-12
    status Pending 296-char remark

    Show marketing remark (296 chars)

    Imagine the possibilities of this partially renovated 2BR/2BA downstairs condo close to shopping and restaurants. This is an as is investor's delight! It started with the owners dreams and will be complete with your luxurious finish. Regime fees are $185/monthly. Schedule your appointment today.

26. 2023-05-11
    listed $41,000 Active 296-char remark

    Show marketing remark (296 chars)

    Imagine the possibilities of this partially renovated 2BR/2BA downstairs condo close to shopping and restaurants. This is an as is investor's delight! It started with the owners dreams and will be complete with your luxurious finish. Regime fees are $185/monthly. Schedule your appointment today.

27. 2020-07-09
    soldstatus $26,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,690
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − HOA: −$2,640
• − Depreciation: −$2,095
• Taxable income: $2,132
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $2,482/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab

This moderately renovated 2-bedroom, 2-bathroom condo requires some updates to enhance its condition and value. Painting, HVAC maintenance, and minor kitchen and bathroom updates are recommended.

Repairs flagged

• Minor kitchen cabinets — Slight wear on cabinet doors.
• Minor bathroom fixtures — Slight wear on bathroom fixtures.
• Minor paint touch-ups — Paint touch-ups needed on walls.
• Minor HVAC maintenance — No visible signs of HVAC issues, but maintenance needed.

Value-add opportunities

• Both Painting throughout — Fresh paint enhances curb appeal and interior aesthetics.
• Both HVAC maintenance — Maintaining HVAC ensures comfort and energy efficiency.
• Both Kitchen and bathroom updates — Updating fixtures and appliances can increase both resale and rental value.
• Both Landscaping and curb appeal — Aesthetic improvements can attract more buyers and renters.
• Both Structural inspection — Ensuring structural integrity is crucial for both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Slight wear on cabinet doors.	Minor	$500–3,000
bathroom fixtures · Slight wear on bathroom fixtures.	Minor	$500–3,000
paint touch-ups · Paint touch-ups needed on walls.	Minor	$500–3,000
HVAC maintenance · No visible signs of HVAC issues, but maintenance needed.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting throughout — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both HVAC maintenance — Maintaining HVAC ensures comfort and energy efficiency. ↑
• Both Kitchen and bathroom updates — Updating fixtures and appliances can increase both resale and rental value. ↑
• Both Landscaping and curb appeal — Aesthetic improvements can attract more buyers and renters. ↑
• Both Structural inspection — Ensuring structural integrity is crucial for both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+176.9% since first listed

12 events — show timeline

• 2026-05-26 Listed $72,000 SBOR
• 2024-09-13 Sold (MLS) $60,000 SBOR
• 2024-08-27 Pending — SBOR
• 2024-08-22 Relisted — SBOR
• 2024-08-11 Pending — SBOR
• 2024-07-20 Price Changed $65,000 SBOR
• 2024-07-12 Price Changed $68,000 SBOR
• 2024-06-11 Listed $70,000 SBOR
• 2023-05-22 Sold (MLS) $39,500 SBOR
• 2023-05-12 Pending — SBOR
• 2023-05-11 Listed $41,000 SBOR
• 2020-07-09 Sold (MLS) $26,000 SBOR