1005 Lesane Pressley · Mayesville, SC 29080

$135,000

4 bd · 2.5 ba · 2,400 sqft · SingleFamily public records · 334 Days on market

Built 1960 0.98 ac lot ↓ 16% since listing

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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 +17.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This home says affordability! USDA/Rural loan LOCATION approved, so your downpayment can be little to nothing at all! Close to the city and convenient to everything Sumter and surrounding areas have to offer! Spacious 2400 sq feet of a home with large-sized rooms for lots of storage, open kitchen/dining room and 2 and a half bathrooms! The property also includes its own * * well and septic system * * , helping keep utility costs manageable as well as affordable. This home also has a large spacious fenced backyard, great for entertaining, children or pets/animals. The furniture and amenities can be included with the sale! This home also has a home warranty with 2-10 that can transfer to the new owner for 12 months if stated in contract and agreed upon. HVAC checked twice a year by local company!

Key facts

• Large kitchen
• 0.98 acre lot
• Built 1960

Tags

• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $130k (3.9% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#305 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, schools F, crime 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.
• Market conditions: 13 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($933 loan paydown + $1k appreciation (1.1% local appreciation)).
• Sumter County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 334 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.24×
• Total profit: $9,094
• Equity at exit: $46,832

10-year hold

• IRR: 9.0%
• Equity multiple: 2.10×
• Total profit: $41,748
• Equity at exit: $62,817

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 29080

• Home prices YoY: 1.2%
• Active inventory: 13
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $92

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 88%

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 13 events

1. 2026-04-18
   status Pending
2. 2026-04-03
   status Pending 809-char remark

   Show marketing remark (809 chars)

   This home says affordability! USDA/Rural loan LOCATION approved, so your downpayment can be little to nothing at all! Close to the city and convenient to everything Sumter and surrounding areas have to offer! Spacious 2400 sq feet of a home with large-sized rooms for lots of storage, open kitchen/dining room and 2 and a half bathrooms! The property also includes its own * * well and septic system * * , helping keep utility costs manageable as well as affordable. This home also has a large spacious fenced backyard, great for entertaining, children or pets/animals. The furniture and amenities can be included with the sale! This home also has a home warranty with 2-10 that can transfer to the new owner for 12 months if stated in contract and agreed upon. HVAC checked twice a year by local company!

3. 2026-04-03
   historical Active - Contingent

   Show marketing remark (809 chars)

   This home says affordability! USDA/Rural loan LOCATION approved, so your downpayment can be little to nothing at all! Close to the city and convenient to everything Sumter and surrounding areas have to offer! Spacious 2400 sq feet of a home with large-sized rooms for lots of storage, open kitchen/dining room and 2 and a half bathrooms! The property also includes its own * * well and septic system * * , helping keep utility costs manageable as well as affordable. This home also has a large spacious fenced backyard, great for entertaining, children or pets/animals. The furniture and amenities can be included with the sale! This home also has a home warranty with 2-10 that can transfer to the new owner for 12 months if stated in contract and agreed upon. HVAC checked twice a year by local company!

4. 2026-01-20
   price $135,000
5. 2026-01-17
   price $135,000 809-char remark

   Show marketing remark (809 chars)

   This home says affordability! USDA/Rural loan LOCATION approved, so your downpayment can be little to nothing at all! Close to the city and convenient to everything Sumter and surrounding areas have to offer! Spacious 2400 sq feet of a home with large-sized rooms for lots of storage, open kitchen/dining room and 2 and a half bathrooms! The property also includes its own * * well and septic system * * , helping keep utility costs manageable as well as affordable. This home also has a large spacious fenced backyard, great for entertaining, children or pets/animals. The furniture and amenities can be included with the sale! This home also has a home warranty with 2-10 that can transfer to the new owner for 12 months if stated in contract and agreed upon. HVAC checked twice a year by local company!

6. 2025-11-25
   price $140,000
7. 2025-11-24
   price $140,000 809-char remark

   Show marketing remark (809 chars)

   This home says affordability! USDA/Rural loan LOCATION approved, so your downpayment can be little to nothing at all! Close to the city and convenient to everything Sumter and surrounding areas have to offer! Spacious 2400 sq feet of a home with large-sized rooms for lots of storage, open kitchen/dining room and 2 and a half bathrooms! The property also includes its own * * well and septic system * * , helping keep utility costs manageable as well as affordable. This home also has a large spacious fenced backyard, great for entertaining, children or pets/animals. The furniture and amenities can be included with the sale! This home also has a home warranty with 2-10 that can transfer to the new owner for 12 months if stated in contract and agreed upon. HVAC checked twice a year by local company!

8. 2025-10-31
   price $151,000

   Show marketing remark (809 chars)

   This home says affordability! USDA/Rural loan LOCATION approved, so your downpayment can be little to nothing at all! Close to the city and convenient to everything Sumter and surrounding areas have to offer! Spacious 2400 sq feet of a home with large-sized rooms for lots of storage, open kitchen/dining room and 2 and a half bathrooms! The property also includes its own * * well and septic system * * , helping keep utility costs manageable as well as affordable. This home also has a large spacious fenced backyard, great for entertaining, children or pets/animals. The furniture and amenities can be included with the sale! This home also has a home warranty with 2-10 that can transfer to the new owner for 12 months if stated in contract and agreed upon. HVAC checked twice a year by local company!

9. 2025-10-31
   price $151,000 809-char remark

   Show marketing remark (809 chars)

   This home says affordability! USDA/Rural loan LOCATION approved, so your downpayment can be little to nothing at all! Close to the city and convenient to everything Sumter and surrounding areas have to offer! Spacious 2400 sq feet of a home with large-sized rooms for lots of storage, open kitchen/dining room and 2 and a half bathrooms! The property also includes its own * * well and septic system * * , helping keep utility costs manageable as well as affordable. This home also has a large spacious fenced backyard, great for entertaining, children or pets/animals. The furniture and amenities can be included with the sale! This home also has a home warranty with 2-10 that can transfer to the new owner for 12 months if stated in contract and agreed upon. HVAC checked twice a year by local company!

10. 2025-08-06
    price $158,000
11. 2025-08-05
    price $158,000 809-char remark

    Show marketing remark (809 chars)

    This home says affordability! USDA/Rural loan LOCATION approved, so your downpayment can be little to nothing at all! Close to the city and convenient to everything Sumter and surrounding areas have to offer! Spacious 2400 sq feet of a home with large-sized rooms for lots of storage, open kitchen/dining room and 2 and a half bathrooms! The property also includes its own * * well and septic system * * , helping keep utility costs manageable as well as affordable. This home also has a large spacious fenced backyard, great for entertaining, children or pets/animals. The furniture and amenities can be included with the sale! This home also has a home warranty with 2-10 that can transfer to the new owner for 12 months if stated in contract and agreed upon. HVAC checked twice a year by local company!

12. 2025-05-19
    listed $160,000 Active
13. 2025-05-15
    listed $160,000 Active 809-char remark

    Show marketing remark (809 chars)

    This home says affordability! USDA/Rural loan LOCATION approved, so your downpayment can be little to nothing at all! Close to the city and convenient to everything Sumter and surrounding areas have to offer! Spacious 2400 sq feet of a home with large-sized rooms for lots of storage, open kitchen/dining room and 2 and a half bathrooms! The property also includes its own * * well and septic system * * , helping keep utility costs manageable as well as affordable. This home also has a large spacious fenced backyard, great for entertaining, children or pets/animals. The furniture and amenities can be included with the sale! This home also has a home warranty with 2-10 that can transfer to the new owner for 12 months if stated in contract and agreed upon. HVAC checked twice a year by local company!

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,566
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,927
• Taxable loss: −$1,114
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $1,369/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 — Mayesville

• Score: 55/100
• State rank: #305
• US rank: #23372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,784

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: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 30% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 1.11%
• Current HPI: 93.7365
• Rent YoY: —
• Metro: —
• 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

-15.6% since first listed

13 events — show timeline

• 2026-04-18 Pending — Consolidated MLS
• 2026-04-03 Pending — SBOR
• 2026-04-03 Contingent — Consolidated MLS
• 2026-01-20 Price Changed $135,000 Consolidated MLS
• 2026-01-17 Price Changed $135,000 SBOR
• 2025-11-25 Price Changed $140,000 Consolidated MLS
• 2025-11-24 Price Changed $140,000 SBOR
• 2025-10-31 Price Changed $151,000 Consolidated MLS
• 2025-10-31 Price Changed $151,000 SBOR
• 2025-08-06 Price Changed $158,000 Consolidated MLS
• 2025-08-05 Price Changed $158,000 SBOR
• 2025-05-19 Listed $160,000 Consolidated MLS
• 2025-05-15 Listed $160,000 SBOR

Property tax history

-0.1%/yr

Latest (2025): $77 · +2.3% YoY. Source: county tax records.