5173 Benenhaley Rd · Dalzell, SC 29040

$167,500

4 bd · 2.0 ba · 2,075 sqft · Other public records · 323 Days on market

Built 2002 0.77 ac lot

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4BR/2BA detitled doublewide manufactured home located in the West Side Subdivision of Dalzell. This home features a large master suite, carpet and laminate flooring, and ample living space throughout. Conveniently situated near Shaw AFB and Hwy 521 for easy commuting. Don't miss out—call today to schedule your showing!

Key facts

• Master suite
• Easy commuting
• Living space

Tags

• MASTER SUITE
• CARPET AND LAMINATE FLOORING
• LIVING SPACE
• WEST SIDE SUBDIVISION
• NEAR SHAW AFB
• EASY COMMUTING

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer; Electricity available; Water available
• Home design: Manufactured home; One level; Residential property; Located in the West Side subdivision
• Construction: Vinyl siding; Crawl space foundation; Built as a manufactured house
• Exterior features: Storm door(s); Shingle roof; Has a view

Interior

• Kitchen: No appliances included
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Blinds on windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $168k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.1% in Dalzell — 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 64/100 on livability (#148 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety 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: Hillcrest Middle (math 26% / reading 33%, grade F, #139 of 229 statewide, top 61%, 364 students, 100% FRL); Crestwood High (math 32% / reading 71%, grade D+, #146 of 196 statewide, top 75%, 1,100 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 23% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Sumter 01 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 51 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 ($66k/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 $1k of loan paydown is wiped out by about $5k 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 + 3.0% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $168k implies a 440% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,545
• Equity at exit: $24,975

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $40,234
• Equity at exit: $14,482

Cash invested: $46,900 (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 29040

• Home prices YoY: -14.3%
• Active inventory: 51
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$42 /mo · $498/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $467

Break-even live

Break-even rent $1,253

Max offer price $167,500

Occupancy floor 70%

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $167,500 Active 323 DOM
2. 2026-06-18
   price $167,500 Active 322 DOM
3. 2026-06-18
   days on market $169,900 Active 322 DOM
4. 2026-06-17
   days on market $169,900 Active 321 DOM
5. 2026-06-16
   days on market $169,900 Active 320 DOM
6. 2026-06-15
   days on market $169,900 Active 319 DOM
7. 2026-06-14
   days on market $169,900 Active 317 DOM
8. 2026-06-13
   days on market $169,900 Active 316 DOM
9. 2026-06-10
   days on market $169,900 Active 314 DOM
10. 2026-06-09
    days on market $169,900 Active 313 DOM
11. 2026-06-08
    days on market $169,900 Active 312 DOM
12. 2026-06-07
    days on market $169,900 Active 311 DOM
13. 2026-06-02
    days on market $169,900 Active 306 DOM
14. 2026-06-01
    days on market $169,900 Active 305 DOM
15. 2026-05-31
    days on market $169,900 Active 304 DOM
16. 2026-05-30
    days on market $169,900 Active 303 DOM
17. 2026-01-29
    price $169,900
18. 2025-12-16
    price $179,900
19. 2025-07-31
    listed $189,900 Active
20. 2008-02-04
    soldstatus $31,000
21. 2008-02-04
    soldstatus $31,000
22. 2004-11-04
    soldstatus $79,000

ⓘ 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: $498 · $42/mo
• Projected year-2 tax: $955 · $80/mo
• Expected delta: +$456/yr (+$38/mo · 91.6%)

ⓘ 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 6/10 Major 6 d/yr ≥106°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $22,132
• − Mortgage interest: −$9,383
• − Property taxes: −$498
• − Insurance: −$838
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$4,873
• Taxable income: $2,999
• Est. tax owed @ 24.0%: −$720
• After-tax cash flow: $4,888/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 — Dalzell

• Score: 64/100
• State rank: #148
• US rank: #14046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sumter County · 76,912 people
• City population: 8,920
• Metro: Sumter, SC
• Population (ZIP): 8,920
• Household income: $65,978
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 206.0

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 0.56)
• Race & ethnicity: White 55% Black 38% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -28.54%
• Current HPI: 171.5211
• Rent YoY: —
• 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

+115.1% since first listed

6 events — show timeline

• 2026-01-29 Price Changed $169,900 SBOR
• 2025-12-16 Price Changed $179,900 SBOR
• 2025-07-31 Listed $189,900 SBOR
• 2008-02-04 Sold (Public Records) $31,000 Public Records
• 2008-02-04 Sold (Public Records) $31,000 Public Records
• 2004-11-04 Sold (Public Records) $79,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $498 · +1.1% YoY. Source: county tax records.