829 Lewis Rd · Sumter, SC 29154

$110,000

4 bd · 2.5 ba · 1,689 sqft · Other public records · 5 Days on market

Built 1985 0.87 ac lot

---

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 MLS

This spacious home is located in the heart of Sumter and convenient to shopping, restaurants and local schools. This home is located on a spacious . 87 acre lot with lots of trees and shrubs. This home has 3 bedrooms and an office, or the office can be a 4th bedroom. The possibilities are endless with this size lot.

Key facts

• 0.87 acre lot
• Built 1985
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 14.9% 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: Bates Middle (math 9% / reading 21%, grade F, #202 of 229 statewide, top 89%, 569 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 fast (+4.2%/yr); 229 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($63k/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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: 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 $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.78% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.63%
• DSCR: 2.36
• GRM: 4.7

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: 26.7%
• Equity multiple: 2.12×
• Total profit: $34,637
• Equity at exit: $16,401

10-year hold

• IRR: 35.0%
• Equity multiple: 4.40×
• Total profit: $104,695
• Equity at exit: $9,511

Cash invested: $30,800 (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 29154

• Home prices YoY: -32.7%
• Rents YoY: 4.2%
• Active inventory: 229
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,954 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $786

Break-even live

Break-even rent $959

Max offer price $110,000

Occupancy floor 55%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-01
   status Pending 317-char remark

   Show marketing remark (317 chars)

   This spacious home is located in the heart of Sumter and convenient to shopping, restaurants and local schools. This home is located on a spacious . 87 acre lot with lots of trees and shrubs. This home has 3 bedrooms and an office, or the office can be a 4th bedroom. The possibilities are endless with this size lot.

2. 2026-04-01
   status Pending

   Show marketing remark (317 chars)

   This spacious home is located in the heart of Sumter and convenient to shopping, restaurants and local schools. This home is located on a spacious . 87 acre lot with lots of trees and shrubs. This home has 3 bedrooms and an office, or the office can be a 4th bedroom. The possibilities are endless with this size lot.

3. 2026-03-31
   status Active 317-char remark

   Show marketing remark (317 chars)

   This spacious home is located in the heart of Sumter and convenient to shopping, restaurants and local schools. This home is located on a spacious . 87 acre lot with lots of trees and shrubs. This home has 3 bedrooms and an office, or the office can be a 4th bedroom. The possibilities are endless with this size lot.

4. 2026-03-31
   status Active

   Show marketing remark (317 chars)

   This spacious home is located in the heart of Sumter and convenient to shopping, restaurants and local schools. This home is located on a spacious . 87 acre lot with lots of trees and shrubs. This home has 3 bedrooms and an office, or the office can be a 4th bedroom. The possibilities are endless with this size lot.

5. 2026-03-31
   status Pending 317-char remark

   Show marketing remark (317 chars)

   This spacious home is located in the heart of Sumter and convenient to shopping, restaurants and local schools. This home is located on a spacious . 87 acre lot with lots of trees and shrubs. This home has 3 bedrooms and an office, or the office can be a 4th bedroom. The possibilities are endless with this size lot.

6. 2026-03-31
   status Pending

   Show marketing remark (317 chars)

   This spacious home is located in the heart of Sumter and convenient to shopping, restaurants and local schools. This home is located on a spacious . 87 acre lot with lots of trees and shrubs. This home has 3 bedrooms and an office, or the office can be a 4th bedroom. The possibilities are endless with this size lot.

7. 2026-03-26
   listed $110,000 Active 317-char remark

   Show marketing remark (317 chars)

   This spacious home is located in the heart of Sumter and convenient to shopping, restaurants and local schools. This home is located on a spacious . 87 acre lot with lots of trees and shrubs. This home has 3 bedrooms and an office, or the office can be a 4th bedroom. The possibilities are endless with this size lot.

8. 2026-03-26
   listed $110,000 Active

   Show marketing remark (317 chars)

   This spacious home is located in the heart of Sumter and convenient to shopping, restaurants and local schools. This home is located on a spacious . 87 acre lot with lots of trees and shrubs. This home has 3 bedrooms and an office, or the office can be a 4th bedroom. The possibilities are endless with this size lot.

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $1,619 · $135/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 4/10 Moderate
• 🌡 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: $23,448
• − Mortgage interest: −$6,162
• − Property taxes: −$1,619
• − Insurance: −$550
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$3,200
• Taxable income: $8,166
• Est. tax owed @ 24.0%: −$1,960
• After-tax cash flow: $7,473/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

+0.0% since first listed

8 events — show timeline

• 2026-04-01 Pending — SBOR
• 2026-04-01 Pending — Charleston Trident MLS
• 2026-03-31 Relisted — SBOR
• 2026-03-31 Relisted — Charleston Trident MLS
• 2026-03-31 Pending — SBOR
• 2026-03-31 Pending — Charleston Trident MLS
• 2026-03-26 Listed $110,000 Charleston Trident MLS
• 2026-03-26 Listed $110,000 SBOR

Property tax history

+23.1%/yr

Latest (2025): $1,619 · +1.0% YoY. Source: county tax records.