4385 Camden Hwy · Dalzell, SC 29040

$179,000

3 bd · 2.0 ba · 1,270 sqft · SingleFamily public records · 68 Days on market

Built 1997 0.53 ac lot Est $201k · 11% under

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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 +21.1/30.0
• ARV discount +12.4/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• 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 MLS

Great starter home, qualifies for USDA 100% financing. Home is laminate floors in foyer, great room and hall. Eat in kitchen also has a large breakfast bar, plenty of counter space and cabinets! Split floor plan with private master bath. Large screen porch on back of home with privacy screening and concrete floor. Fireplace in great room. New roof in 2013.

Key facts

• Local schools
• Shopping areas
• 0.53 acre lot

Tags

• ACCESSIBLE CAMDEN HIGHWAY
• EASY TRAVEL TO DOWNTOWN
• GENEROUS OUTDOOR SPACE
• QUICK ACCESS TO MAJOR ROADS
• LOCAL SCHOOLS
• SHOPPING AREAS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family house; One story; Residential
• Construction: Vinyl siding; Slab foundation; Built as a one-level home
• Exterior features: Front covered porch; Patio; Chain link fence; Shed(s); Paved public road access

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Exhaust fan; Microwave; Oven; Refrigerator; Kitchen island
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Double vanity; Entrance foyer; Kitchen island; Open floorplan; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/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 $168k (6.0% below list).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 31% 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.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; list at $179k implies a 72% 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 $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.94% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $200,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4425 Maxie St	0.09mi	3/2.0	1,321 (+4%)	6mo	$209,000	$158	84
4035 Delaware Dr	0.32mi	3/2.0	1,263 (-1%)	1mo	$205,000	$162	83
4445 Maxie St	0.11mi	3/2.0	1,315 (+4%)	10mo	$220,000	$167	81
3285 Valencia Dr	0.38mi	3/2.0	1,266 (-0%)	9mo	$212,000	$167	74
4615 Camden Hwy	0.40mi	3/1.5	1,202 (-5%)	1mo	$175,000	$146	70
3250 Valencia Dr	0.43mi	3/2.0	1,289 (+2%)	12mo	$200,000	$155	67
3255 Valencia Dr	0.43mi	3/2.0	1,339 (+5%)	6mo	$212,625	$159	66
3215 Charles Jackson St	0.25mi	3/2.0	1,404 (+11%)	7mo	$205,000	$146	65
3525 Drayton Dr	0.31mi	3/2.0	1,454 (+14%)	2mo	$230,000	$158	60
3400 Tucker St	0.26mi	3/2.0	1,459 (+15%)	6mo	$215,000	$147	59
4145 Lemacks St	0.34mi	3/1.0	1,088 (-14%)	2mo	$168,000	$154	54
3600 Drayton Dr	0.33mi	3/2.0	1,448 (+14%)	10mo	$233,000	$161	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-12,854
• Equity at exit: $26,689

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $9,398
• Equity at exit: $15,477

Cash invested: $50,120 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $255

Break-even live

Break-even rent $1,360

Max offer price $179,000

Occupancy floor 80%

Sensitivity live

Price	-10% $356	-5% $305	+0% $255	+5% $204	+10% $153
Rent	-10% $122	-5% $188	+0% $255	+5% $321	+10% $388
Rate	-1.0pp $345	-0.5pp $300	base $255	+0.5pp $208	+1.0pp $161

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-18
   status Pending
2. 2026-05-01
   price $179,000
3. 2026-04-13
   price $189,000
4. 2026-03-11
   listed $198,000 Active
5. 2018-10-22
   soldstatus $104,000
6. 2015-08-20
   soldstatus 359-char remark

   Show marketing remark (359 chars)

   Great starter home, qualifies for USDA 100% financing. Home is laminate floors in foyer, great room and hall. Eat in kitchen also has a large breakfast bar, plenty of counter space and cabinets! Split floor plan with private master bath. Large screen porch on back of home with privacy screening and concrete floor. Fireplace in great room. New roof in 2013.

7. 2015-05-08
   listed $103,900 359-char remark

   Show marketing remark (359 chars)

   Great starter home, qualifies for USDA 100% financing. Home is laminate floors in foyer, great room and hall. Eat in kitchen also has a large breakfast bar, plenty of counter space and cabinets! Split floor plan with private master bath. Large screen porch on back of home with privacy screening and concrete floor. Fireplace in great room. New roof in 2013.

8. 2011-09-19
   soldstatus $102,900
9. 2008-07-01
   soldstatus $94,000
10. 2005-09-30
    soldstatus $86,000

ⓘ 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: $738 · $61/mo
• Projected year-2 tax: $1,020 · $85/mo
• Expected delta: +$282/yr (+$24/mo · 38.3%)

ⓘ 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 ≥107°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: $20,195
• − Mortgage interest: −$10,027
• − Property taxes: −$738
• − Insurance: −$895
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$5,207
• Taxable income: $97
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $3,034/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

• Census place: Dalzell, SC
• 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

+108.1% since first listed

10 events — show timeline

• 2026-05-18 Pending — SBOR
• 2026-05-01 Price Changed $179,000 SBOR
• 2026-04-13 Price Changed $189,000 SBOR
• 2026-03-11 Listed $198,000 SBOR
• 2018-10-22 Sold (Public Records) $104,000 Public Records
• 2015-08-20 Sold (MLS) — SBOR
• 2015-05-08 Listed $103,900 SBOR
• 2011-09-19 Sold (Public Records) $102,900 Public Records
• 2008-07-01 Sold (Public Records) $94,000 Public Records
• 2005-09-30 Sold (Public Records) $86,000 Public Records

Property tax history

-8.0%/yr

Latest (2025): $738 · +0.2% YoY. Source: county tax records.