2285 Treetop Ln · Sumter, SC 29154

$225,000

3 bd · 2.0 ba · 1,733 sqft · SingleFamily public records · 81 Days on market

Built 1986 0.40 ac lot Est $239k · 6% under

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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 +15.2/30.0
• ARV discount +10.2/15.0
• DSCR +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of comfort and charm in this beautiful brick ranch-style home! Featuring 3 spacious bedrooms and 2 full baths, this inviting residence offers a warm, welcoming atmosphere with timeless character throughout. The classic brick exterior creates wonderful curb appeal, while the thoughtfully designed layout provides comfortable living and entertaining spaces. Inside, you'll find generous natural light, cozy living areas, and charming details that make the home feel truly special. It offers ample amount of storage space with a large shed in the backyard and large garage. The home also offers two utility closets, with one having access from the garage. The roof and HVAC unit have also been recently replaced. With plenty of room to relax and host guests, this property is ideal for everyday living. Full of personality and move-in ready, this charming ranch is a place you'll be proud to call home.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1986

Tags

• BRICK RANCH STYLE HOME
• CLASSIC BRICK EXTERIOR
• LARGE SHED IN BACKYARD

Property features AI

Exterior

• Parking: Attached 2-car garage (side-entry)
• Utilities: Public water; Septic sewer
• Home design: Single-family property; Side-entry attached garage
• Construction: Brick exterior on all sides above foundation; Slab foundation
• Exterior features: Shed; Sprinkler system; Wood fencing; Paved road access

Interior

• Kitchen: Stained wood cabinets; Tiled backsplash; Concrete floors
• Bedrooms: Master bedroom on the main level
• Flooring: Hardwood floors in living room and formal dining room
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump on the first level; Central cooling
• Interior features: Ceiling fan; Garage opener; Wood burning fireplace (1)
• Laundry & utility: Washer and dryer located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $77 ($924/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 $178k (20.8% below list).
• Recommended offer: $178k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Wilder Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 376 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 34% 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 $2k of loan paydown is wiped out by about $7k 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 81 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $225k implies a 67% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,246 (20.8% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 21% 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. 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: 0.79% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $239,154
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 Morris Way	0.26mi	3/2.5	1,752 (+1%)	18mo	$267,000	$152	69
2257 Garrison St	0.56mi	3/2.0	1,838 (+6%)	6mo	$185,000	$101	59
917 Perry Blvd	0.65mi	3/2.0	1,636 (-6%)	4mo	$264,900	$162	57
1196 Shoreland Dr	0.73mi	3/2.0	1,744 (+1%)	10mo	$240,000	$138	56
897 Perry Blvd	0.74mi	3/1.5	1,699 (-2%)	14mo	$199,999	$118	48
2498 Pipkin Rd	0.72mi	3/2.0	1,557 (-10%)	3mo	$205,000	$132	47
1271 Shoreland Dr	0.64mi	3/2.0	1,889 (+9%)	10mo	$250,000	$132	47
1105 Twin Lakes Dr	0.68mi	3/2.0	1,591 (-8%)	10mo	$225,000	$141	46
2605 Hilldale Dr	0.57mi	4/2.5 (+1)	1,915 (+10%)	8mo	$261,000	$136	42
2636 Hilldale Dr	0.68mi	4/2.0 (+1)	1,878 (+8%)	10mo	$225,000	$120	41
2131 Kingsbury Dr	0.69mi	3/2.0	1,592 (-8%)	17mo	$235,000	$148	40
2139 Kingsbury Dr	0.65mi	4/2.0 (+1)	1,960 (+13%)	7mo	$316,000	$161	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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-29,506
• Equity at exit: $33,548

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-10,748
• Equity at exit: $19,454

Cash invested: $63,000 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $77

Break-even live

Break-even rent $1,685

Max offer price $225,000

Occupancy floor 91%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-07
   statusdays on market $225,000 Pending 81 DOM
2. 2026-06-02
   days on market $225,000 Active 79 DOM
3. 2026-06-01
   days on market $225,000 Active 78 DOM
4. 2026-05-31
   days on market $225,000 Active 77 DOM
5. 2026-05-30
   days on market $225,000 Active 76 DOM
6. 2026-05-18
   price $225,000
7. 2026-05-13
   price $225,000 927-char remark

   Show marketing remark (927 chars)

   Discover the perfect blend of comfort and charm in this beautiful brick ranch-style home! Featuring 3 spacious bedrooms and 2 full baths, this inviting residence offers a warm, welcoming atmosphere with timeless character throughout. The classic brick exterior creates wonderful curb appeal, while the thoughtfully designed layout provides comfortable living and entertaining spaces. Inside, you'll find generous natural light, cozy living areas, and charming details that make the home feel truly special. It offers ample amount of storage space with a large shed in the backyard and large garage. The home also offers two utility closets, with one having access from the garage. The roof and HVAC unit have also been recently replaced. With plenty of room to relax and host guests, this property is ideal for everyday living. Full of personality and move-in ready, this charming ranch is a place you'll be proud to call home.

8. 2026-05-08
   price $235,000
9. 2026-05-06
   price $235,000 927-char remark

   Show marketing remark (927 chars)

   Discover the perfect blend of comfort and charm in this beautiful brick ranch-style home! Featuring 3 spacious bedrooms and 2 full baths, this inviting residence offers a warm, welcoming atmosphere with timeless character throughout. The classic brick exterior creates wonderful curb appeal, while the thoughtfully designed layout provides comfortable living and entertaining spaces. Inside, you'll find generous natural light, cozy living areas, and charming details that make the home feel truly special. It offers ample amount of storage space with a large shed in the backyard and large garage. The home also offers two utility closets, with one having access from the garage. The roof and HVAC unit have also been recently replaced. With plenty of room to relax and host guests, this property is ideal for everyday living. Full of personality and move-in ready, this charming ranch is a place you'll be proud to call home.

10. 2026-04-04
    price $240,000

    Show marketing remark (927 chars)

    Discover the perfect blend of comfort and charm in this beautiful brick ranch-style home! Featuring 3 spacious bedrooms and 2 full baths, this inviting residence offers a warm, welcoming atmosphere with timeless character throughout. The classic brick exterior creates wonderful curb appeal, while the thoughtfully designed layout provides comfortable living and entertaining spaces. Inside, you'll find generous natural light, cozy living areas, and charming details that make the home feel truly special. It offers ample amount of storage space with a large shed in the backyard and large garage. The home also offers two utility closets, with one having access from the garage. The roof and HVAC unit have also been recently replaced. With plenty of room to relax and host guests, this property is ideal for everyday living. Full of personality and move-in ready, this charming ranch is a place you'll be proud to call home.

11. 2026-04-04
    price $240,000 927-char remark

    Show marketing remark (927 chars)

    Discover the perfect blend of comfort and charm in this beautiful brick ranch-style home! Featuring 3 spacious bedrooms and 2 full baths, this inviting residence offers a warm, welcoming atmosphere with timeless character throughout. The classic brick exterior creates wonderful curb appeal, while the thoughtfully designed layout provides comfortable living and entertaining spaces. Inside, you'll find generous natural light, cozy living areas, and charming details that make the home feel truly special. It offers ample amount of storage space with a large shed in the backyard and large garage. The home also offers two utility closets, with one having access from the garage. The roof and HVAC unit have also been recently replaced. With plenty of room to relax and host guests, this property is ideal for everyday living. Full of personality and move-in ready, this charming ranch is a place you'll be proud to call home.

12. 2026-03-15
    listed $249,995 Active
13. 2026-03-09
    listed $249,995 Active 927-char remark

    Show marketing remark (927 chars)

    Discover the perfect blend of comfort and charm in this beautiful brick ranch-style home! Featuring 3 spacious bedrooms and 2 full baths, this inviting residence offers a warm, welcoming atmosphere with timeless character throughout. The classic brick exterior creates wonderful curb appeal, while the thoughtfully designed layout provides comfortable living and entertaining spaces. Inside, you'll find generous natural light, cozy living areas, and charming details that make the home feel truly special. It offers ample amount of storage space with a large shed in the backyard and large garage. The home also offers two utility closets, with one having access from the garage. The roof and HVAC unit have also been recently replaced. With plenty of room to relax and host guests, this property is ideal for everyday living. Full of personality and move-in ready, this charming ranch is a place you'll be proud to call home.

14. 2017-10-24
    soldstatus $135,000
15. 2017-10-23
    soldstatus $135,000 391-char remark

    Show marketing remark (391 chars)

    Updated, move in ready home in Chaney Farms that features 3 bdrms and 2 full baths. Grt rm has a wood burning stove and built-ins, kitchen has granite, stainless appliances and an acid stained concrete floor. Bathrooms have granite and updated vanities. Dbl garage with a storage rm, priv fenced back yd, landscaping and a patio. Seller including a HSA home warranty, $450 value, for buyer.

16. 2017-06-12
    listed $134,900 391-char remark

    Show marketing remark (391 chars)

    Updated, move in ready home in Chaney Farms that features 3 bdrms and 2 full baths. Grt rm has a wood burning stove and built-ins, kitchen has granite, stainless appliances and an acid stained concrete floor. Bathrooms have granite and updated vanities. Dbl garage with a storage rm, priv fenced back yd, landscaping and a patio. Seller including a HSA home warranty, $450 value, for buyer.

17. 2013-05-02
    soldstatus $111,000
18. 2013-04-29
    soldstatus $111,000
19. 2012-04-20
    listed $119,900

ⓘ 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: $689 · $57/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$593/yr (+$49/mo · 86.0%)

ⓘ 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 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: $21,390
• − Mortgage interest: −$12,603
• − Property taxes: −$689
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$6,545
• Taxable loss: −$2,996
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $1,643/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

+87.7% since first listed

14 events — show timeline

• 2026-05-18 Price Changed $225,000 Consolidated MLS
• 2026-05-13 Price Changed $225,000 SBOR
• 2026-05-08 Price Changed $235,000 Consolidated MLS
• 2026-05-06 Price Changed $235,000 SBOR
• 2026-04-04 Price Changed $240,000 Consolidated MLS
• 2026-04-04 Price Changed $240,000 SBOR
• 2026-03-15 Listed $249,995 Consolidated MLS
• 2026-03-09 Listed $249,995 SBOR
• 2017-10-24 Sold (Public Records) $135,000 Public Records
• 2017-10-23 Sold (MLS) $135,000 SBOR
• 2017-06-12 Listed $134,900 SBOR
• 2013-05-02 Sold (Public Records) $111,000 Public Records
• 2013-04-29 Sold (MLS) $111,000 SBOR
• 2012-04-20 Listed $119,900 SBOR

Property tax history

-2.0%/yr

Latest (2025): $689 · +0.3% YoY. Source: county tax records.