110 Woodlawn Ave · Sumter, SC 29152

$160,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 53 Days on market

Built 1950

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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 +13.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.1/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Fixer upper single family home located just off Broad Street and minutes to all that is Sumter. Covered porch. Living room. Eat in kitchen features plenty of space and washer dryer connections. Two spacious bedrooms with closets. Tiled hall bathroom has enough space for a vanity and tub/shower combo. Plenty of off street parking. Vinyl siding. This home has plenty of potential to be a great addition to any rental portfolio or has potential for a flip! Being sold as-is, where-is with any and all faults via a clear and marketable title.

Key facts

• Upgraded kitchen
• Open-concept living
• Tile backsplash

Tags

• OPEN-CONCEPT LIVING
• UPGRADED KITCHEN
• TILE BACKSPLASH
• LUXURY VINYL PLANK FLOORING
• DEDICATED LAUNDRY ROOM
• FRESHLY PAINTED WALLS

Property features AI

Exterior

• Utilities: Public sewer; Public water (listed under exterior features)
• Home design: Single-story property
• Construction: Slab foundation
• Exterior features: Aluminum and vinyl exterior finish; Paved road access; Public water

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: 1 full bathroom
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $6 ($69/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (23.3% below list).
• Recommended offer: $123k (23.3% below list) — sets the bar for 1% rule.

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); 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.
• Market conditions: 1 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 $6k of equity ($1k loan paydown + $5k 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 $45k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $160k implies a 461% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,795 (23.3% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.77% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $62,700
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 Willow Dr	0.66mi	3/1.0	968 (+2%)	13mo	$63,500	$66	55
115 Highland Ave	0.39mi	3/2.0	1,073 (+13%)	4mo	$95,000	$89	53
127 Highland Ave	0.38mi	2/1.0 (-1)	819 (-14%)	7mo	$38,000	$46	48
21 Sims St	0.59mi	2/1.0 (-1)	828 (-13%)	18mo	$32,000	$39	31

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: 7.6%
• Equity multiple: 1.44×
• Total profit: $19,571
• Equity at exit: $71,943

10-year hold

• IRR: 10.3%
• Equity multiple: 2.54×
• Total profit: $69,091
• Equity at exit: $110,873

Cash invested: $44,800 (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: 1
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $6

Break-even live

Break-even rent $1,221

Max offer price $160,000

Occupancy floor 95%

Sensitivity live

Price	-10% $96	-5% $51	+0% $6	+5% $-40	+10% $-85
Rent	-10% $-91	-5% $-43	+0% $6	+5% $54	+10% $103
Rate	-1.0pp $86	-0.5pp $46	base $6	+0.5pp $-36	+1.0pp $-78

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-10
   status $160,000 Pending 53 DOM
2. 2026-06-09
   days on market $160,000 Active 53 DOM
3. 2026-06-08
   days on market $160,000 Active 52 DOM
4. 2026-06-07
   days on market $160,000 Active 51 DOM
5. 2026-06-02
   days on market $160,000 Active 46 DOM
6. 2026-06-01
   days on market $160,000 Active 45 DOM
7. 2026-05-31
   days on market $160,000 Active 44 DOM
8. 2026-05-30
   days on market $160,000 Active 43 DOM
9. 2026-05-08
   price $160,000
10. 2026-04-17
    listed $170,000 Active
11. 2025-03-17
    soldstatus $28,500 Closed 540-char remark

    Show marketing remark (540 chars)

    Fixer upper single family home located just off Broad Street and minutes to all that is Sumter. Covered porch. Living room. Eat in kitchen features plenty of space and washer dryer connections. Two spacious bedrooms with closets. Tiled hall bathroom has enough space for a vanity and tub/shower combo. Plenty of off street parking. Vinyl siding. This home has plenty of potential to be a great addition to any rental portfolio or has potential for a flip! Being sold as-is, where-is with any and all faults via a clear and marketable title.

12. 2025-02-28
    status Pending 540-char remark

    Show marketing remark (540 chars)

    Fixer upper single family home located just off Broad Street and minutes to all that is Sumter. Covered porch. Living room. Eat in kitchen features plenty of space and washer dryer connections. Two spacious bedrooms with closets. Tiled hall bathroom has enough space for a vanity and tub/shower combo. Plenty of off street parking. Vinyl siding. This home has plenty of potential to be a great addition to any rental portfolio or has potential for a flip! Being sold as-is, where-is with any and all faults via a clear and marketable title.

13. 2025-02-14
    soldstatus $12,117
14. 2025-02-12
    listed $39,500 Active 540-char remark

    Show marketing remark (540 chars)

    Fixer upper single family home located just off Broad Street and minutes to all that is Sumter. Covered porch. Living room. Eat in kitchen features plenty of space and washer dryer connections. Two spacious bedrooms with closets. Tiled hall bathroom has enough space for a vanity and tub/shower combo. Plenty of off street parking. Vinyl siding. This home has plenty of potential to be a great addition to any rental portfolio or has potential for a flip! Being sold as-is, where-is with any and all faults via a clear and marketable title.

15. 2015-10-02
    soldstatus $420,000

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $912 · $76/mo
• Expected delta: +$209/yr (+$17/mo · 29.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 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: $14,735
• − Mortgage interest: −$8,962
• − Property taxes: −$703
• − Insurance: −$800
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$4,655
• Taxable loss: −$2,743
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $727/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

-61.9% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $160,000 Consolidated MLS
• 2026-04-17 Listed $170,000 Consolidated MLS
• 2025-03-17 Sold (MLS) $28,500 SBOR
• 2025-02-28 Pending — SBOR
• 2025-02-14 Sold (Public Records) $12,117 Public Records
• 2025-02-12 Listed $39,500 SBOR
• 2015-10-02 Sold (Public Records) $420,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $703 · +1.9% YoY. Source: county tax records.