334 Queen St · Sumter, SC 29150

$135,000

3 bd · 1.5 ba · 1,403 sqft · SingleFamily public records · 61 Days on market

Built 1969 8,712 sqft lot Est $136k · at est.

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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 +22.6/30.0
• ARV discount +7.9/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

334 Queen Street- $14,000 The purchase of this property will be "Land Only" the home is scheduled to be taken down by the City of Sumter. .. . Day of Demolition TBD.

Key facts

• New flooring
• Freshly painted
• 8,712 sq ft lot

Tags

• FRESHLY PAINTED
• NEW FLOORING
• NEW STAINLESS STEEL STOVE
• PROFESSIONALLY INSULATED ATTIC

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Residential property; Has a view
• Construction: Vinyl siding; Metal roof
• Exterior features: Front porch; Patio; Fenced (other)

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Other; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Millwood Elementary (math 41% / reading 41%, grade F, #276 of 597 statewide, top 48%, 682 students, 100% FRL); 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 (+2.5%/yr); 384 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/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 $933 of loan paydown is wiped out by about $4k 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 61 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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.
• Current owner paid $10k; list at $135k implies a 1250% 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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1969 — 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: 1.09% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $136,091
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 Ben St	0.07mi	3/2.0	1,280 (-9%)	22mo	$145,500	$114	62
718 Estate St	0.49mi	3/2.0	1,588 (+13%)	2mo	$165,000	$104	52
561 S Sumter St	0.69mi	3/1.0	1,405 (+0%)	17mo	$26,000	$19	51
10 Marigold Ct	0.73mi	3/2.0	1,382 (-2%)	15mo	$132,500	$96	49
612 W Oakland Ave	0.65mi	3/2.0	1,382 (-2%)	23mo	$133,000	$96	46
31 Neal St	0.74mi	4/2.0 (+1)	1,234 (-12%)	1mo	$120,000	$97	37
830 Marigold St	0.74mi	3/2.0	1,259 (-10%)	12mo	$188,000	$149	37
9 Gates St	0.72mi	4/2.0 (+1)	1,249 (-11%)	15mo	$40,000	$32	28

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 · 2.55% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-7,869
• Equity at exit: $20,129

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $9,401
• Equity at exit: $11,672

Cash invested: $37,800 (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 29150

• Rents YoY: 2.5%
• Active inventory: 384
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $230

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $323	-5% $277	+0% $230	+5% $183	+10% $137
Rent	-10% $114	-5% $172	+0% $230	+5% $288	+10% $346
Rate	-1.0pp $298	-0.5pp $264	base $230	+0.5pp $195	+1.0pp $159

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $135,000 Active 61 DOM
2. 2026-06-19
   days on market $135,000 Active 59 DOM
3. 2026-06-18
   days on market $135,000 Active 58 DOM
4. 2026-06-17
   days on market $135,000 Active 57 DOM
5. 2026-06-16
   days on market $135,000 Active 56 DOM
6. 2026-06-15
   days on market $135,000 Active 55 DOM
7. 2026-06-14
   days on market $135,000 Active 53 DOM
8. 2026-06-13
   days on market $135,000 Active 52 DOM
9. 2026-06-10
   days on market $135,000 Active 50 DOM
10. 2026-06-09
    days on market $135,000 Active 49 DOM
11. 2026-06-08
    days on market $135,000 Active 48 DOM
12. 2026-06-07
    days on market $135,000 Active 47 DOM
13. 2026-06-02
    days on market $135,000 Active 42 DOM
14. 2026-06-01
    days on market $135,000 Active 41 DOM
15. 2026-05-31
    days on market $135,000 Active 40 DOM
16. 2026-05-30
    days on market $135,000 Active 39 DOM
17. 2026-04-21
    listed $135,000 Active
18. 2025-12-02
    status Pending
19. 2025-11-17
    historical Active - Contingent
20. 2025-10-22
    listed $88,000 Active
21. 2017-06-22
    soldstatus $10,000 176-char remark

    Show marketing remark (176 chars)

    334 Queen Street- $14,000 The purchase of this property will be "Land Only" the home is scheduled to be taken down by the City of Sumter. .. . Day of Demolition TBD.

22. 2017-05-25
    listed $14,000 176-char remark

    Show marketing remark (176 chars)

    334 Queen Street- $14,000 The purchase of this property will be "Land Only" the home is scheduled to be taken down by the City of Sumter. .. . Day of Demolition TBD.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $17,665
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$3,927
• Taxable income: $649
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $2,604/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
• 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

+864.3% since first listed

6 events — show timeline

• 2026-04-21 Listed $135,000 SBOR
• 2025-12-02 Pending — Consolidated MLS
• 2025-11-17 Contingent — Consolidated MLS
• 2025-10-22 Listed $88,000 Consolidated MLS
• 2017-06-22 Sold (MLS) $10,000 SBOR
• 2017-05-25 Listed $14,000 SBOR

Property tax history

+6.1%/yr

Latest (2025): $168 · -81.1% YoY. Source: county tax records.