309 Pinckney St · Sumter, SC 29150

$134,900

3 bd · 1.5 ba · 1,180 sqft · SingleFamily public records · 204 Days on market

Built 1957 0.40 ac lot Est $118k · 14% over

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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).

• Cash flow +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom / 1.5 bathroom home has recently had the HVAC and roof replaced. This home has a flex space that can be used as an additional living room or even a 4th bedroom. The backyard is fenced and has room for entertainment. There are so few homes available in this price point, so don't miss this opportunity!

Key facts

• 0.4 acre lot
• Built 1957
• Listed 204 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family house; One story
• Construction: Brick and vinyl siding exterior; Slab foundation; Built in (year not provided)
• Exterior features: Chain link fencing; Landscaped lot; Paved, publicly maintained road access

Interior

• Kitchen: Cooktop; Range; Refrigerator
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Blinds on windows; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.3% 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: Crosswell Drive Elementary (math 8% / reading 12%, grade F, #587 of 597 statewide, top 99%, 460 students, 100% FRL); Chestnut Oaks Middle (math 3% / reading 17%, grade F, #221 of 229 statewide, top 97%, 396 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); 384 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 $933 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 204 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $135k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 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 1957 — 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 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. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $118,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
485 Allen Dr	0.35mi	3/2.0	1,100 (-7%)	4mo	$182,000	$165	67
609 E Charlotte Ave	0.47mi	3/1.0	1,203 (+2%)	11mo	$144,000	$120	64
526 E Charlotte Ave	0.50mi	3/1.0	1,198 (+2%)	13mo	$160,000	$134	62
167 Poinsett Dr	0.40mi	3/1.0	1,070 (-9%)	8mo	$153,000	$143	57
606 E Charlotte Ave	0.50mi	3/1.0	1,250 (+6%)	11mo	$109,000	$87	56
727 Wen Le Dr	0.52mi	3/1.5	1,098 (-7%)	10mo	$110,000	$100	56
6 Emily Dr	0.65mi	3/1.0	1,145 (-3%)	9mo	$70,000	$61	55
735 E Charlotte Ave	0.60mi	3/1.0	1,076 (-9%)	2mo	$149,900	$139	54
1093 Sterling St	0.73mi	3/1.5	1,243 (+5%)	6mo	$110,000	$88	52
401 Bagnal Dr	0.57mi	3/1.0	1,237 (+5%)	15mo	$82,680	$67	51
16 Wilson St	0.54mi	3/1.0	1,310 (+11%)	6mo	$49,000	$37	50
1075 Sterling St	0.66mi	3/2.0	1,354 (+15%)	11mo	$110,000	$81	34

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-9,186
• Equity at exit: $20,114

10-year hold

• IRR: 2.5%
• Equity multiple: 1.17×
• Total profit: $6,570
• Equity at exit: $11,664

Cash invested: $37,772 (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: 384
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$164 /mo · $1,974/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $209

Break-even live

Break-even rent $1,175

Max offer price $134,900

Occupancy floor 80%

Sensitivity live

Price	-10% $285	-5% $247	+0% $209	+5% $171	+10% $133
Rent	-10% $95	-5% $152	+0% $209	+5% $266	+10% $323
Rate	-1.0pp $277	-0.5pp $243	base $209	+0.5pp $174	+1.0pp $138

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-22
   days on market $134,900 Active 204 DOM
2. 2026-06-19
   days on market $134,900 Active 202 DOM
3. 2026-06-18
   days on market $134,900 Active 201 DOM
4. 2026-06-17
   days on market $134,900 Active 200 DOM
5. 2026-06-16
   days on market $134,900 Active 199 DOM
6. 2026-06-15
   days on market $134,900 Active 198 DOM
7. 2026-06-14
   days on market $134,900 Active 196 DOM
8. 2026-06-13
   days on market $134,900 Active 195 DOM
9. 2026-06-10
   days on market $134,900 Active 193 DOM
10. 2026-06-09
    days on market $134,900 Active 192 DOM
11. 2026-06-08
    days on market $134,900 Active 191 DOM
12. 2026-06-07
    days on market $134,900 Active 190 DOM
13. 2026-06-03
    price $134,900 Active 185 DOM
14. 2026-06-02
    days on market $139,900 Active 185 DOM
15. 2026-06-01
    days on market $139,900 Active 184 DOM
16. 2026-05-31
    days on market $139,900 Active 183 DOM
17. 2026-05-30
    days on market $139,900 Active 182 DOM
18. 2026-05-27
    status Active
19. 2026-05-24
    historical
20. 2026-04-25
    status Active
21. 2026-04-17
    status Pending
22. 2026-01-12
    price $139,900
23. 2025-11-03
    listed $145,000 Active
24. 2024-01-04
    listed $165,000 Active
25. 2023-10-02
    soldstatus $89,250 Closed 316-char remark

    Show marketing remark (316 chars)

    This 3 bedroom / 1.5 bathroom home has recently had the HVAC and roof replaced. This home has a flex space that can be used as an additional living room or even a 4th bedroom. The backyard is fenced and has room for entertainment. There are so few homes available in this price point, so don't miss this opportunity!

26. 2023-09-12
    status Pending 316-char remark

    Show marketing remark (316 chars)

    This 3 bedroom / 1.5 bathroom home has recently had the HVAC and roof replaced. This home has a flex space that can be used as an additional living room or even a 4th bedroom. The backyard is fenced and has room for entertainment. There are so few homes available in this price point, so don't miss this opportunity!

27. 2023-09-04
    status Active 316-char remark

    Show marketing remark (316 chars)

    This 3 bedroom / 1.5 bathroom home has recently had the HVAC and roof replaced. This home has a flex space that can be used as an additional living room or even a 4th bedroom. The backyard is fenced and has room for entertainment. There are so few homes available in this price point, so don't miss this opportunity!

28. 2023-09-04
    price $110,000 316-char remark

    Show marketing remark (316 chars)

    This 3 bedroom / 1.5 bathroom home has recently had the HVAC and roof replaced. This home has a flex space that can be used as an additional living room or even a 4th bedroom. The backyard is fenced and has room for entertainment. There are so few homes available in this price point, so don't miss this opportunity!

29. 2023-08-27
    status Active 316-char remark

    Show marketing remark (316 chars)

    This 3 bedroom / 1.5 bathroom home has recently had the HVAC and roof replaced. This home has a flex space that can be used as an additional living room or even a 4th bedroom. The backyard is fenced and has room for entertainment. There are so few homes available in this price point, so don't miss this opportunity!

30. 2023-08-12
    historical 316-char remark

    Show marketing remark (316 chars)

    This 3 bedroom / 1.5 bathroom home has recently had the HVAC and roof replaced. This home has a flex space that can be used as an additional living room or even a 4th bedroom. The backyard is fenced and has room for entertainment. There are so few homes available in this price point, so don't miss this opportunity!

31. 2023-08-01
    status Active 316-char remark

    Show marketing remark (316 chars)

    This 3 bedroom / 1.5 bathroom home has recently had the HVAC and roof replaced. This home has a flex space that can be used as an additional living room or even a 4th bedroom. The backyard is fenced and has room for entertainment. There are so few homes available in this price point, so don't miss this opportunity!

32. 2023-07-08
    price $124,900 316-char remark

    Show marketing remark (316 chars)

    This 3 bedroom / 1.5 bathroom home has recently had the HVAC and roof replaced. This home has a flex space that can be used as an additional living room or even a 4th bedroom. The backyard is fenced and has room for entertainment. There are so few homes available in this price point, so don't miss this opportunity!

33. 2023-06-16
    price $129,000 316-char remark

    Show marketing remark (316 chars)

    This 3 bedroom / 1.5 bathroom home has recently had the HVAC and roof replaced. This home has a flex space that can be used as an additional living room or even a 4th bedroom. The backyard is fenced and has room for entertainment. There are so few homes available in this price point, so don't miss this opportunity!

34. 2023-05-22
    listed $134,900 Active 316-char remark

    Show marketing remark (316 chars)

    This 3 bedroom / 1.5 bathroom home has recently had the HVAC and roof replaced. This home has a flex space that can be used as an additional living room or even a 4th bedroom. The backyard is fenced and has room for entertainment. There are so few homes available in this price point, so don't miss this opportunity!

35. 2021-08-09
    soldstatus $114,054
36. 2021-08-06
    soldstatus $110,000
37. 2021-05-18
    listed $115,000

ⓘ 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: $1,974 · $164/mo
• Projected year-2 tax: $1,974 · $164/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 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: $17,271
• − Mortgage interest: −$7,556
• − Property taxes: −$1,974
• − Insurance: −$674
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,924
• Taxable income: $378
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $2,416/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

+21.7% since first listed

20 events — show timeline

• 2026-05-27 Relisted — SBOR
• 2026-05-24 Delisted — SBOR
• 2026-04-25 Relisted — SBOR
• 2026-04-17 Pending — SBOR
• 2026-01-12 Price Changed $139,900 SBOR
• 2025-11-03 Listed $145,000 SBOR
• 2024-01-04 Listed $165,000 SBOR
• 2023-10-02 Sold (MLS) $89,250 SBOR
• 2023-09-12 Pending — SBOR
• 2023-09-04 Relisted — SBOR
• 2023-09-04 Price Changed $110,000 SBOR
• 2023-08-27 Relisted — SBOR
• 2023-08-12 Delisted — SBOR
• 2023-08-01 Relisted — SBOR
• 2023-07-08 Price Changed $124,900 SBOR
• 2023-06-16 Price Changed $129,000 SBOR
• 2023-05-22 Listed $134,900 SBOR
• 2021-08-09 Sold (Public Records) $114,054 Public Records
• 2021-08-06 Sold (MLS) $110,000 SBOR
• 2021-05-18 Listed $115,000 SBOR

Property tax history

+13.6%/yr

Latest (2025): $1,974 · +14.7% YoY. Source: county tax records.