1036 Collins St · South Sumter, SC 29150

$55,000

3 bd · 1.5 ba · 1,197 sqft · SingleFamily public records · 1 Days on market

Built 1964 7,405 sqft lot Est $57k · at est. ↓ 15% since listing

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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 +9.4/15.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! 3 bed, 2 bath home with completely fenced in yard being sold AS-IS.

Key facts

• Private backyard
• Large fenced yard
• 7,405 sq ft lot

Tags

• GENEROUSLY SIZED KITCHEN
• LARGE FENCED YARD
• PRIVATE BACKYARD
• CLOSE TO SOUTH SUMTER ART PARK
• CLOSE TO PIGGLY WIGGLY

Property features AI

Exterior

• Security: Storm door(s)
• Utilities: Public water; Public sewer
• Home design: Single-family house; One story
• Construction: Vinyl siding; Wood siding; Shingle roof; Crawl space foundation; Built as a house (residential single family)
• Exterior features: Front porch; Rear porch; Chain link fence; Shed(s)

Interior

• Flooring: Linoleum flooring; Other flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: No heating specified; No cooling specified
• Interior features: No built-in appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 55/100 on livability (#313 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment 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: Kingsbury Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 612 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); 376 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 ($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 $380 of loan paydown is wiped out by about $2k 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 + 2.5% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $38k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $55,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.62% ✓
• Cap rate: 22.67%
• Cash-on-cash: 58.47%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $57,456
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1036 Collins St	0.00mi	3/1.0	1,197 (0%)	10mo	$38,000	$32	90
34 Webb Ave	0.24mi	3/1.0	1,243 (+4%)	1mo	$90,000	$72	79
271 Gamble St	0.24mi	4/2.0 (+1)	1,289 (+8%)	8mo	$57,000	$44	63
1126 Manning Rd	0.44mi	3/1.0	1,253 (+5%)	21mo	$60,000	$48	52
55 Maxwell Ave	0.71mi	3/1.0	1,100 (-8%)	1mo	$155,000	$141	51
110 Vernon Dr	0.38mi	3/1.0	1,360 (+14%)	23mo	$28,000	$21	38
991 Meadowbrook Rd	0.65mi	3/1.0	1,333 (+11%)	23mo	$139,500	$105	30

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: 56.6%
• Equity multiple: 3.48×
• Total profit: $38,258
• Equity at exit: $8,201

10-year hold

• IRR: 61.3%
• Equity multiple: 6.99×
• Total profit: $92,323
• Equity at exit: $4,755

Cash invested: $15,400 (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 29150

• Rents YoY: 2.5%
• Active inventory: 376
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $750

Break-even live

Break-even rent $489

Max offer price $55,000

Occupancy floor 43%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 687-char remark
2. 2026-06-18
   listed $55,000 Active 1 DOM

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $901 · $75/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,268
• − Mortgage interest: −$3,081
• − Property taxes: −$901
• − Insurance: −$275
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$1,600
• Taxable income: $8,648
• Est. tax owed @ 24.0%: −$2,076
• After-tax cash flow: $6,929/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 — South Sumter

• Score: 55/100
• State rank: #313
• US rank: #23603

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Sumter, SC
• County: Sumter County · 76,912 people
• 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

-15.4% since first listed

5 events — show timeline

• 2026-06-18 Listed $55,000 SBOR
• 2025-09-05 Sold (MLS) $38,000 SBOR
• 2025-08-26 Pending — SBOR
• 2025-05-25 Price Changed $55,000 SBOR
• 2025-03-20 Listed $65,000 SBOR

Property tax history

+20.7%/yr

Latest (2025): $901 · +52.8% YoY. Source: county tax records.