4741 Narrow Paved Rd · Shiloh, SC 29080

$115,000

2 bd · 1.0 ba · 1,517 sqft · SingleFamily public records · 28 Days on market

Built 1948 0.28 ac lot Est $202k · 43% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Appreciation +5.6/10.0
• 1% rule +4.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Welcome to 4741 Narrow Paved Road in Lynchburg, SC! This charming and cozy rural home offers a peaceful country setting and privacy with affordability and room to breathe. Recent improvements include fresh interior paint and new carpet, creating a clean and move-in-ready space. Primary bedroom has a cozy alcove with a window, natural light perfect for a vanity area, a book nook or a secondary closet. The home features spacious living areas, abundant natural light, and a functional, country style kitchen with ample, warm wood finishes and plenty of cabinet storage. Just off the kitchen, a separate laundry and utility area offers warm wood-finished storage cabinetry, additional functionalit

Key facts

• New carpet
• Recent improvements
• Fresh interior paint

Tags

• RECENT IMPROVEMENTS
• FRESH INTERIOR PAINT
• NEW CARPET
• COUNTRY STYLE KITCHEN
• AMPLE CABINET STORAGE
• SEPARATE LAUNDRY AREA

Property features AI

Finance

• HOA & community: Sidewalks (community feature)

Exterior

• Parking: Attached carport (1 space)
• Security: Security system
• Utilities: Public water; Septic tank; Electricity available
• Home design: Single family house; One level
• Construction: Stone construction
• Exterior features: Asphalt roof; No fencing; Other exterior features; Public maintained paved road; Sidewalks; View

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Range; Refrigerator; Fireplace (wood-burning, other); Other exterior/interior features
• Laundry & utility: Washer hookup; Electric dryer hookup; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $110k (4.5% below list).
• Recommended offer: $110k (4.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#278 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-, employment B+; 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: R. E. Davis College Preparatory Academy (math 2% / reading 12%, grade F, #594 of 597 statewide, top 100%, 369 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.
• 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 ($795 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 $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,874 (4.5% below list)

Questions for the listing agent

1. Built in 1948 — 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. 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?
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: 0.96% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $201,761
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10215 Douglas Swamp Rd	0.60mi	3/2.0 (+1)	1,496 (-1%)	18mo	$199,000	$133	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.34×
• Total profit: $10,787
• Equity at exit: $39,894

10-year hold

• IRR: 10.6%
• Equity multiple: 2.31×
• Total profit: $42,034
• Equity at exit: $53,510

Cash invested: $32,200 (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: $1,099 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$91 /mo · $1,086/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $126

Break-even live

Break-even rent $939

Max offer price $115,000

Occupancy floor 83%

Sensitivity live

Price	-10% $192	-5% $159	+0% $126	+5% $94	+10% $61
Rent	-10% $40	-5% $83	+0% $126	+5% $170	+10% $213
Rate	-1.0pp $184	-0.5pp $156	base $126	+0.5pp $97	+1.0pp $66

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $115,000 Active 28 DOM
2. 2026-06-18
   days on market $115,000 Active 27 DOM
3. 2026-06-17
   days on market $115,000 Active 26 DOM
4. 2026-06-16
   days on market $115,000 Active 25 DOM
5. 2026-06-15
   days on market $115,000 Active 24 DOM
6. 2026-06-14
   days on market $115,000 Active 22 DOM
7. 2026-06-13
   days on market $115,000 Active 21 DOM
8. 2026-06-10
   days on market $115,000 Active 19 DOM
9. 2026-06-09
   days on market $115,000 Active 18 DOM
10. 2026-06-08
    days on market $115,000 Active 17 DOM
11. 2026-06-07
    days on market $115,000 Active 16 DOM
12. 2026-06-02
    days on market $115,000 Active 11 DOM
13. 2026-06-01
    days on market $115,000 Active 10 DOM
14. 2026-05-31
    days on market $115,000 Active 9 DOM
15. 2026-05-30
    days on market $115,000 Active 8 DOM
16. 2026-05-29
    status Active
17. 2026-05-19
    historical
18. 2026-05-11
    listed $115,000 Active
19. 2026-05-11
    listed $115,000 Active

ⓘ 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: $1,086 · $91/mo
• Projected year-2 tax: $1,086 · $91/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,185
• − Mortgage interest: −$6,442
• − Property taxes: −$1,086
• − Insurance: −$575
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,345
• Taxable loss: −$373
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,607/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 — Shiloh

• Score: 57/100
• State rank: #278
• US rank: #21945

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B+ 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

+0.0% since first listed

4 events — show timeline

• 2026-05-29 Relisted — SBOR
• 2026-05-19 Delisted — SBOR
• 2026-05-11 Listed $115,000 RAGPD
• 2026-05-11 Listed $115,000 SBOR

Property tax history

+22.7%/yr

Latest (2025): $1,086 · +1.0% YoY. Source: county tax records.