5740 Oakhill Rd · Sumter, SC 29154

$80,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 162 Days on market

Manufactured home Built 2001 0.87 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Come see this cozy 3bd/2ba mobile home! Almost an acre lot near shopping centers and Shaw Air Force Base. * * * * * QUIT CLAIM DEED * * * * * SOLD AS-IS/ WHERE-IS * * * *

Key facts

• Acre lot
• 0.87 acre lot
• Built 2001

Tags

• ACRE LOT
• NEAR SHOPPING CENTERS
• NEAR SHAW AIR FORCE BASE

Property features AI

Finance

• Other: Property has a view; Lot approximately 0.87 acres

Exterior

• Utilities: Public water; Septic sewer
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; Built as a manufactured house
• Exterior features: Shingle roof; No exterior features listed; No fencing

Interior

• Kitchen: Dishwasher; Microwave; Range; Exhaust fan
• Flooring: Hardwood flooring; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Dishwasher; Exhaust fan; Microwave; Range; Fireplace (other); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/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: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: 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: Oakland Primary (524 students, 100% FRL); Hillcrest Middle (math 26% / reading 33%, grade F, #139 of 229 statewide, top 61%, 364 students, 100% FRL); Crestwood High (math 32% / reading 71%, grade D+, #146 of 196 statewide, top 75%, 1,100 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 (+18 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 fast (+4.2%/yr); 238 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $80k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.52% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.63%
• DSCR: 2.10
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 1.79×
• Total profit: $17,768
• Equity at exit: $11,928

10-year hold

• IRR: 28.3%
• Equity multiple: 3.65×
• Total profit: $59,286
• 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 29154

• Home prices YoY: -32.7%
• Rents YoY: 4.2%
• Active inventory: 238
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $460

Break-even live

Break-even rent $631

Max offer price $80,000

Occupancy floor 57%

Sensitivity live

Price	-10% $505	-5% $482	+0% $460	+5% $437	+10% $414
Rent	-10% $364	-5% $412	+0% $460	+5% $508	+10% $555
Rate	-1.0pp $500	-0.5pp $480	base $460	+0.5pp $439	+1.0pp $418

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: —

Listing history 30 events

1. 2026-06-22
   days on market $80,000 Active 162 DOM
2. 2026-06-19
   days on market $80,000 Active 160 DOM
3. 2026-06-18
   days on market $80,000 Active 159 DOM
4. 2026-06-17
   days on market $80,000 Active 158 DOM
5. 2026-06-16
   days on market $80,000 Active 157 DOM
6. 2026-06-15
   days on market $80,000 Active 156 DOM
7. 2026-06-14
   days on market $80,000 Active 154 DOM
8. 2026-06-13
   days on market $80,000 Active 153 DOM
9. 2026-06-10
   days on market $80,000 Active 151 DOM
10. 2026-06-09
    days on market $80,000 Active 150 DOM
11. 2026-06-08
    days on market $80,000 Active 149 DOM
12. 2026-06-07
    days on market $80,000 Active 148 DOM
13. 2026-06-02
    days on market $80,000 Active 143 DOM
14. 2026-06-01
    days on market $80,000 Active 142 DOM
15. 2026-05-31
    days on market $80,000 Active 141 DOM
16. 2026-05-30
    days on market $80,000 Active 140 DOM
17. 2026-04-26
    status Active
18. 2026-04-16
    status Pending
19. 2026-03-06
    status Active
20. 2026-03-06
    historical
21. 2025-11-13
    status Pending
22. 2025-10-18
    price $80,000
23. 2025-09-08
    listed $95,000 Active
24. 2025-06-12
    price $95,000
25. 2025-05-08
    price $90,000
26. 2025-03-15
    price $95,000
27. 2025-02-24
    price $100,000
28. 2024-10-28
    price $110,000
29. 2024-10-15
    price $115,000
30. 2010-09-01
    soldstatus $25,000

ⓘ 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: $546 · $45/mo
• Projected year-2 tax: $546 · $45/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 6/10 Major 7 d/yr ≥107°F today · 14 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: $14,552
• − Mortgage interest: −$4,481
• − Property taxes: −$546
• − Insurance: −$400
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$2,327
• Taxable income: $4,470
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $4,443/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

• County: Sumter County · 76,912 people
• City population: 67,992
• Metro: Sumter, SC
• Population (ZIP): 29,454
• Household income: $62,772
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 338.0

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 0.59)
• Race & ethnicity: White 53% Black 36% Two or more races 8% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 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: ▼ -76.65%
• Current HPI: 157.8545
• Rent YoY: ▲ 4.19%
• 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

+220.0% since first listed

14 events — show timeline

• 2026-04-26 Relisted — SBOR
• 2026-04-16 Pending — SBOR
• 2026-03-06 Relisted — SBOR
• 2026-03-06 Delisted — SBOR
• 2025-11-13 Pending — SBOR
• 2025-10-18 Price Changed $80,000 SBOR
• 2025-09-08 Listed $95,000 SBOR
• 2025-06-12 Price Changed $95,000 SBOR
• 2025-05-08 Price Changed $90,000 SBOR
• 2025-03-15 Price Changed $95,000 SBOR
• 2025-02-24 Price Changed $100,000 SBOR
• 2024-10-28 Price Changed $110,000 SBOR
• 2024-10-15 Price Changed $115,000 SBOR
• 2010-09-01 Sold (Public Records) $25,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $546 · +62.0% YoY. Source: county tax records.