1004 Porter St · Sumter, SC 29152

$80,000

3 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 129 Days on market

Built 1957 0.46 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
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Unique investment opportunity to resurrect this former 6 bedroom rooming house to its former glory. Two of the 6 bedrooms have a private bath. Remaining 2 baths are in common areas. LVT throughout. Woodburning FP - not sure if it's been used. Garage not functional at this time. Two driveways can fit up to 6 vehicles. Large level yard is fenced on 1 side. If you're looking to operate a rooming house, the set up is here and clear cut. There's a lot to refurbish (baths, garage, windows, doors, kitchen, roof) so bring your flashlight, roll up your sleeves, and let's get to work.

Key facts

• Large level yard
• Two driveways
• Fenced yard

Tags

• PRIVATE BATH
• LVT THROUGHOUT
• WOODBURNING FP
• LARGE LEVEL YARD
• FENCED YARD
• TWO DRIVEWAYS

Property features AI

Exterior

• Parking: Attached garage (2 spaces); Total of 4 parking spaces
• Utilities: Public sewer; Public water
• Home design: Single-story home; Accessible ramp at entry
• Construction: Brick siding above foundation and vinyl exterior; Crawlspace foundation
• Exterior features: Covered front porch; Deck; Partial fencing; Paved road access; Public water

Interior

• Bedrooms: Primary bedroom on the main level
• Bathrooms: Four full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceiling fan; Attic access; One wood-burning fireplace

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $544 ($7k/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 14.5% 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); 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.
• Market conditions: 2 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $79k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→17/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 129 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. 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: 1.81% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.17%
• DSCR: 2.30
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $214,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Stark St	0.58mi	3/2.0	1,401 (-11%)	1mo	$113,800	$81	54
242 Wall St	0.43mi	3/2.5	1,418 (-10%)	14mo	$193,000	$136	50
144 Wall St	0.53mi	3/2.5	1,418 (-10%)	12mo	$193,490	$136	47
428 Devotion Ln	0.61mi	3/2.5	1,418 (-10%)	8mo	$197,000	$139	46
142 Wall St	0.53mi	3/2.5	1,418 (-10%)	13mo	$193,000	$136	46
154 Wall St	0.54mi	3/2.5	1,418 (-10%)	13mo	$194,990	$138	46
164 Wall St	0.55mi	3/2.5	1,418 (-10%)	13mo	$193,990	$137	45
166 Wall St	0.55mi	3/2.5	1,418 (-10%)	13mo	$193,000	$136	45
186 Wall St	0.56mi	3/2.5	1,418 (-10%)	14mo	$195,000	$138	43
182 Wall St	0.56mi	4/2.5 (+1)	1,763 (+12%)	5mo	$205,000	$116	43
184 Wall St	0.56mi	3/2.5	1,418 (-10%)	15mo	$193,000	$136	43
188 Wall St	0.56mi	4/2.5 (+1)	1,764 (+12%)	12mo	$215,000	$122	37

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: 35.1%
• Equity multiple: 2.98×
• Total profit: $44,361
• Equity at exit: $35,971

10-year hold

• IRR: 35.2%
• Equity multiple: 5.88×
• Total profit: $109,406
• Equity at exit: $55,436

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 29152

• Active inventory: 2
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$145 /mo · $1,741/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $544

Break-even live

Break-even rent $757

Max offer price $80,000

Occupancy floor 57%

Sensitivity live

Price	-10% $590	-5% $567	+0% $544	+5% $522	+10% $499
Rent	-10% $430	-5% $487	+0% $544	+5% $602	+10% $659
Rate	-1.0pp $585	-0.5pp $565	base $544	+0.5pp $524	+1.0pp $503

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 34 events

1. 2026-06-19
   days on market $80,000 Active 129 DOM
2. 2026-06-18
   days on market $80,000 Active 128 DOM
3. 2026-06-17
   days on market $80,000 Active 127 DOM
4. 2026-06-16
   days on market $80,000 Active 126 DOM
5. 2026-06-15
   days on market $80,000 Active 125 DOM
6. 2026-06-14
   days on market $80,000 Active 123 DOM
7. 2026-06-13
   days on market $80,000 Active 122 DOM
8. 2026-06-10
   days on market $80,000 Active 120 DOM
9. 2026-06-09
   days on market $80,000 Active 119 DOM
10. 2026-06-08
    days on market $80,000 Active 118 DOM
11. 2026-06-07
    pricedays on market $80,000 Active 117 DOM
12. 2026-06-02
    days on market $125,000 Active 112 DOM
13. 2026-06-01
    days on market $125,000 Active 111 DOM
14. 2026-05-31
    days on market $125,000 Active 110 DOM
15. 2026-05-30
    days on market $125,000 Active 109 DOM
16. 2026-04-21
    price $125,000
17. 2026-04-20
    price $125,000 581-char remark

    Show marketing remark (581 chars)

    Unique investment opportunity to resurrect this former 6 bedroom rooming house to its former glory. Two of the 6 bedrooms have a private bath. Remaining 2 baths are in common areas. LVT throughout. Woodburning FP - not sure if it's been used. Garage not functional at this time. Two driveways can fit up to 6 vehicles. Large level yard is fenced on 1 side. If you're looking to operate a rooming house, the set up is here and clear cut. There's a lot to refurbish (baths, garage, windows, doors, kitchen, roof) so bring your flashlight, roll up your sleeves, and let's get to work.

18. 2026-02-10
    listed $159,000 Active
19. 2026-02-08
    listed $159,000 Active 581-char remark

    Show marketing remark (581 chars)

    Unique investment opportunity to resurrect this former 6 bedroom rooming house to its former glory. Two of the 6 bedrooms have a private bath. Remaining 2 baths are in common areas. LVT throughout. Woodburning FP - not sure if it's been used. Garage not functional at this time. Two driveways can fit up to 6 vehicles. Large level yard is fenced on 1 side. If you're looking to operate a rooming house, the set up is here and clear cut. There's a lot to refurbish (baths, garage, windows, doors, kitchen, roof) so bring your flashlight, roll up your sleeves, and let's get to work.

20. 2025-04-11
    price $99,900
21. 2024-12-30
    status Active
22. 2024-10-31
    price $115,000
23. 2024-10-02
    price $129,000
24. 2024-08-30
    listed $149,000 Active
25. 2023-08-29
    historical
26. 2023-08-04
    price $169,000
27. 2023-03-10
    listed $189,000 Active
28. 2022-06-02
    soldstatus $76,500
29. 2022-05-19
    historical
30. 2022-05-04
    status Active
31. 2022-04-27
    historical
32. 2022-04-25
    price $84,900
33. 2022-03-10
    price $104,900
34. 2022-01-12
    listed $114,900 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: $1,741 · $145/mo
• Projected year-2 tax: $1,741 · $145/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) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 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: $17,353
• − Mortgage interest: −$4,481
• − Property taxes: −$1,741
• − Insurance: −$400
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$2,327
• Taxable income: $5,626
• Est. tax owed @ 24.0%: −$1,350
• After-tax cash flow: $5,183/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
• City population: 67,992
• Population (ZIP): 2,012

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 60% Hispanic / Latino 18% Black 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Romanian 14% Slovak 5% Italian 2%
• Foreign-born: 3% · Canada, China, Guatemala
• Languages at home: 88% English-only · Spanish 9% Chinese 2%

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: —
• Current HPI: —
• 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

+8.8% since first listed

19 events — show timeline

• 2026-04-21 Price Changed $125,000 Consolidated MLS
• 2026-04-20 Price Changed $125,000 SBOR
• 2026-02-10 Listed $159,000 Consolidated MLS
• 2026-02-08 Listed $159,000 SBOR
• 2025-04-11 Price Changed $99,900 SBOR
• 2024-12-30 Relisted — SBOR
• 2024-10-31 Price Changed $115,000 SBOR
• 2024-10-02 Price Changed $129,000 SBOR
• 2024-08-30 Listed $149,000 SBOR
• 2023-08-29 Delisted — Consolidated MLS
• 2023-08-04 Price Changed $169,000 Consolidated MLS
• 2023-03-10 Listed $189,000 Consolidated MLS
• 2022-06-02 Sold (Public Records) $76,500 Public Records
• 2022-05-19 Delisted — Consolidated MLS
• 2022-05-04 Relisted — Consolidated MLS
• 2022-04-27 Delisted — Consolidated MLS
• 2022-04-25 Price Changed $84,900 Consolidated MLS
• 2022-03-10 Price Changed $104,900 Consolidated MLS
• 2022-01-12 Listed $114,900 Consolidated MLS

Property tax history

+17.6%/yr

Latest (2025): $1,741 · +1.8% YoY. Source: county tax records.