251 Rast St Unit H2 · Sumter, SC 29150

$80,000

2 bd · 2.0 ba · 900 sqft · Condo · 69 Days on market

Built 1978 Good condition $222/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 +25.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

251 Rast St, Unit H2 is the perfect low- maintenance condo- ideal for first time home buyers who want simple stress free living without the upkeep. For investors, its a strong rental opportunity in a steady- demand area. Whether you're starting out or building your portfolio, this is smart, easy real estate. This property is located in the Willow Run Condominiums. H2 was fully renovated (2026) new windows, electrical, plumbing, stainless steel appliances, new flooring, in unit laundry, freshly painted, updated bathroom cabinetry and new lighting throughout. Come and take a tour of this economically priced home.

Key facts

• Fully renovated
• In unit laundry
• New windows

Tags

• LOW MAINTENANCE CONDO
• STRONG RENTAL OPPORTUNITY
• FULLY RENOVATED
• NEW WINDOWS
• STAINLESS STEEL APPLIANCES
• IN UNIT LAUNDRY

Property features AI

Finance

• Other: Located in the Willow Run subdivision; Public maintained road
• HOA & community: Homeowners association with a $222 monthly fee; HOA covers insurance, grounds maintenance, pest control, sewer, trash and water

Exterior

• Parking: 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Condominium; Residential property; One level
• Construction: Brick construction; Slab foundation
• Exterior features: No fencing; Has a view; Sidewalks

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 3 rooms total
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Pantry; Smart thermostat; 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 condo listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Alice Drive Elementary (math 46% / reading 46%, grade D-, #217 of 597 statewide, top 37%, 560 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.
• Zoned-school proficiency averages 40% at this address vs 23% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Sumter 01 average implies; a family-tenant draw the district grade alone would hide.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1978 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.55% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,117
• Equity at exit: $11,928

10-year hold

• IRR: 7.9%
• Equity multiple: 1.59×
• Total profit: $13,177
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$222
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $192

Break-even live

Break-even rent $981

Max offer price $80,000

Occupancy floor 79%

Sensitivity live

Price	-10% $248	-5% $220	+0% $192	+5% $165	+10% $137
Rent	-10% $96	-5% $144	+0% $192	+5% $241	+10% $289
Rate	-1.0pp $233	-0.5pp $213	base $192	+0.5pp $171	+1.0pp $150

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $222 · $2,664/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-22
   days on market $80,000 Active 69 DOM
2. 2026-06-19
   days on market $80,000 Active 67 DOM
3. 2026-06-18
   days on market $80,000 Active 66 DOM
4. 2026-06-17
   days on market $80,000 Active 65 DOM
5. 2026-06-16
   days on market $80,000 Active 64 DOM
6. 2026-06-15
   days on market $80,000 Active 63 DOM
7. 2026-06-14
   days on market $80,000 Active 61 DOM
8. 2026-06-13
   days on market $80,000 Active 60 DOM
9. 2026-06-10
   days on market $80,000 Active 58 DOM
10. 2026-06-09
    days on market $80,000 Active 57 DOM
11. 2026-06-08
    days on market $80,000 Active 56 DOM
12. 2026-06-07
    days on market $80,000 Active 55 DOM
13. 2026-06-02
    days on market $80,000 Active 50 DOM
14. 2026-06-01
    days on market $80,000 Active 49 DOM
15. 2026-05-31
    days on market $80,000 Active 48 DOM
16. 2026-05-30
    days on market $80,000 Active 47 DOM
17. 2026-04-13
    listed $80,000 Active

ⓘ 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: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − HOA: −$2,664
• − Depreciation: −$2,327
• Taxable income: $1,267
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,003/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 · 10 photos

Good 80/100 Cosmetic rehab

This fully renovated condo is move-in ready with updated appliances, new flooring, and fresh paint. It offers a low-maintenance living experience and is ideal for first-time buyers or investors looking for a rental opportunity.

Value-add opportunities

• Both Painting exterior brick — Enhances curb appeal and can increase property value
• Both Landscaping improvements — Enhances curb appeal and can increase property value
• Both New window treatments — Enhances curb appeal and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior brick — Enhances curb appeal and can increase property value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Both New window treatments — Enhances curb appeal and can increase property 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

1 event — show timeline

• 2026-04-13 Listed $80,000 SBOR