1834 Sumter St · Georgetown, SC 29440

$175,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 80 Days on market

Built 1958 0.34 ac lot Est $234k · 25% under

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Why this score? — see what drove the B- 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

With endless potential and located in the well established Kensington neighborhood, this 3 bedroom, 1 bath brick home is a true value-add opportunity - ready for new owners with a vision! This property has been vacant for 20+ years and will require a complete renovation - ideal for those looking for their next project with strong upside potential. The brick exterior offers a great starting point for a full transformation. Perfect for fix-and-flip, rental portfolio or long term hold. Investors, flippers or buyers, bring your vision and turn this "diamond-in-the-rough" into a standout investment! Cash or rehab loan only. Property will not qualify for traditional financing. Sold s

Key facts

• Brick exterior
• Complete renovation
• Brick home

Tags

• KENSINGTON NEIGHBORHOOD
• BRICK HOME
• COMPLETE RENOVATION
• BRICK EXTERIOR

Property features AI

Finance

• Other: For sale
• HOA & community: Association fee paid monthly

Exterior

• Parking: Attached garage (1 car); Total 3 parking spaces
• Utilities: Cable available; Electricity available; Phone available; Sewer available; Public water
• Home design: Single-story; Resale property; Zoned R10
• Construction: Brick veneer exterior; Crawlspace foundation
• Exterior features: Irregular lot; Outside city limits; Lot dimensions 100' x 150' x 100' x 150'

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unfurnished; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.7% in Georgetown — 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 65/100 on livability (#141 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, schools F, crime F.
• Georgetown 01 (town): math 26% / reading 38% proficiency, ranked #51 of 80 in SC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 409 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 323 units permitted in Georgetown County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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: 1.09% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $233,856
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Bragdon Ave	0.07mi	3/1.5	1,201 (+4%)	7mo	$230,000	$192	82
302 Bragdon Ave	0.15mi	3/1.0	1,026 (-11%)	1mo	$255,000	$249	74
1692 Middleton St	0.24mi	3/1.5	1,170 (+2%)	23mo	$213,000	$182	65
221 Bragdon Ave	0.24mi	3/2.0	1,280 (+11%)	6mo	$260,000	$203	61
1931 Jasper St	0.33mi	3/2.0	1,235 (+7%)	11mo	$253,000	$205	59
1919 Jasper St	0.33mi	3/2.0	1,240 (+8%)	17mo	$215,000	$173	54
434 Branch Dr	0.32mi	3/2.0	1,293 (+12%)	20mo	$301,000	$233	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,535
• Equity at exit: $26,093

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $30,934
• Equity at exit: $15,131

Cash invested: $49,000 (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 29440

• Home prices YoY: -34.9%
• Active inventory: 409
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $406

Break-even live

Break-even rent $1,391

Max offer price $175,000

Occupancy floor 74%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 Charlotte St Georgetown, SC	1.0–3.0	1.0–2.0	926	$1,905	$2.06	11d	4	0.87mi

Listing history 15 events

1. 2026-06-18
   days on market $175,000 Active 80 DOM
2. 2026-06-17
   days on market $175,000 Active 79 DOM
3. 2026-06-16
   days on market $175,000 Active 78 DOM
4. 2026-06-15
   days on market $175,000 Active 77 DOM
5. 2026-06-14
   days on market $175,000 Active 75 DOM
6. 2026-06-10
   days on market $175,000 Active 72 DOM
7. 2026-06-09
   days on market $175,000 Active 71 DOM
8. 2026-06-08
   days on market $175,000 Active 70 DOM
9. 2026-06-07
   days on market $175,000 Active 69 DOM
10. 2026-06-03
    days on market $175,000 Active 65 DOM
11. 2026-06-02
    days on market $175,000 Active 64 DOM
12. 2026-06-01
    days on market $175,000 Active 63 DOM
13. 2026-05-31
    days on market $175,000 Active 62 DOM
14. 2026-05-30
    days on market $175,000 Active 61 DOM
15. 2026-03-27
    listed $175,000 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: $1,299 · $108/mo
• Projected year-2 tax: $1,299 · $108/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,860
• − Mortgage interest: −$9,803
• − Property taxes: −$1,299
• − Insurance: −$875
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$5,091
• Taxable income: $2,135
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $4,360/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: Georgetown 01
• NCES district ID: 4502280
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $43,045
• Composite: 27.15/100
• National rank: #7030
• State rank: #51 of 80 in SC

Livability — Georgetown

• Score: 65/100
• State rank: #141
• US rank: #13446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,419

Population outlook (Georgetown County) Hauer SSP2

• Today (2025): 63,275 people
• By 2030: 63,630 · +0.6%
• By 2040: 63,130 · -0.2%
• By 2050: 61,904 · -2.2%
• By 2075: 59,305 · -6.3%
• By 2100: 53,852 · -14.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (52%)
• Race & ethnicity: White 52% Black 45% Hispanic / Latino 2%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Georgetown

• 2024 margin: R (+19.5) · D 39.6% · R 59.1% · Other 1.2%
• 2008→2024 swing: -14.2pp toward R · 2008: -5.2pp · 2024: -19.5pp
• All cycles: 2024: R+19.5 2020: R+12.7 2016: R+13.0 2012: R+7.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.84%
• Current HPI: 208.6792
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-03-27 Listed $175,000 CCAR

Property tax history

+4.9%/yr

Latest (2025): $1,299 · +6.8% YoY. Source: county tax records.