18 Larkin St · Sumter, SC 29150

$124,500

2 bd · 1.0 ba · 767 sqft · SingleFamily public records · 38 Days on market

Built 1950

---

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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

* Don& apos; t miss out on this one of a kind opportunity!! * BRAND NEW ROOF * Minor cosmetic repair needed for the interior. * Some exterior renovations on this property will be needed. * Quiet neighborhood near great restaurants! * This is a great deal as it is priced well below market value and will be a great flip. * Call or email today before this one is gone

Key facts

• Brand new roof
• Built 1950
• Listed 37 days

Tags

• BRAND NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $220 ($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 $120k (3.2% below list).
• Recommended offer: $120k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 3.4% in Sumter — 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 59/100 on livability (#235 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D-, crime F, amenities 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: Rents rising (+2.5%/yr); 376 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $861 of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask is 32% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,491 (3.2% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.41%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $45,253
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
841 Hager St	0.13mi	2/1.0	692 (-10%)	19mo	$69,500	$100	62
127 Highland Ave	0.67mi	2/1.0	819 (+7%)	7mo	$38,000	$46	52
21 Sims St	0.73mi	2/1.0	828 (+8%)	18mo	$32,000	$39	38
251 Rast St Unit B7	0.60mi	2/2.0	850 (+11%)	21mo	$50,000	$59	32

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-6,763
• Equity at exit: $18,563

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $9,703
• Equity at exit: $10,764

Cash invested: $34,860 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $220

Break-even live

Break-even rent $926

Max offer price $124,500

Occupancy floor 77%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $124,500 Active 38 DOM
2. 2026-06-18
   days on market $124,500 Active 37 DOM
3. 2026-06-17
   days on market $124,500 Active 36 DOM
4. 2026-06-16
   days on market $124,500 Active 35 DOM
5. 2026-06-15
   days on market $124,500 Active 34 DOM
6. 2026-06-14
   days on market $124,500 Active 32 DOM
7. 2026-06-13
   days on market $124,500 Active 31 DOM
8. 2026-06-10
   days on market $124,500 Active 29 DOM
9. 2026-06-09
   days on market $124,500 Active 28 DOM
10. 2026-06-08
    days on market $124,500 Active 27 DOM
11. 2026-06-07
    days on market $124,500 Active 26 DOM
12. 2026-06-02
    days on market $124,500 Active 21 DOM
13. 2026-06-01
    days on market $124,500 Active 20 DOM
14. 2026-05-31
    days on market $124,500 Active 19 DOM
15. 2026-05-30
    days on market $124,500 Active 18 DOM
16. 2026-05-13
    price $124,500
17. 2026-05-12
    listed $94,500 Active
18. 2022-09-14
    historical
19. 2022-09-03
    listed $39,900 Active
20. 2022-06-28
    historical
21. 2022-06-19
    price $46,200
22. 2022-06-01
    price $46,700
23. 2022-05-31
    status Active
24. 2022-05-30
    historical
25. 2022-05-25
    price $46,900
26. 2022-05-24
    price $47,000
27. 2022-05-03
    price $47,200
28. 2022-04-29
    price $47,300
29. 2022-04-20
    price $47,500
30. 2022-04-18
    price $48,400
31. 2022-04-04
    price $48,500
32. 2022-03-14
    price $50,000
33. 2022-03-13
    status Active
34. 2022-03-07
    historical
35. 2022-01-28
    listed $55,000 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: $325 · $27/mo
• Projected year-2 tax: $710 · $59/mo
• Expected delta: +$385/yr (+$32/mo · 118.6%)

ⓘ 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 2/10 Low
• 🌡 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: $14,459
• − Mortgage interest: −$6,974
• − Property taxes: −$325
• − Insurance: −$622
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$3,622
• Taxable income: $603
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $2,496/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 — Sumter

• Score: 59/100
• State rank: #235
• US rank: #19754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sumter, SC
• County: Sumter County · 76,912 people
• City population: 67,992
• 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

+126.4% since first listed

20 events — show timeline

• 2026-05-13 Price Changed $124,500 FSBO.com
• 2026-05-12 Listed $94,500 FSBO.com
• 2022-09-14 Delisted — Consolidated MLS
• 2022-09-03 Listed $39,900 Consolidated MLS
• 2022-06-28 Delisted — Consolidated MLS
• 2022-06-19 Price Changed $46,200 Consolidated MLS
• 2022-06-01 Price Changed $46,700 Consolidated MLS
• 2022-05-31 Relisted — Consolidated MLS
• 2022-05-30 Delisted — Consolidated MLS
• 2022-05-25 Price Changed $46,900 Consolidated MLS
• 2022-05-24 Price Changed $47,000 Consolidated MLS
• 2022-05-03 Price Changed $47,200 Consolidated MLS
• 2022-04-29 Price Changed $47,300 Consolidated MLS
• 2022-04-20 Price Changed $47,500 Consolidated MLS
• 2022-04-18 Price Changed $48,400 Consolidated MLS
• 2022-04-04 Price Changed $48,500 Consolidated MLS
• 2022-03-14 Price Changed $50,000 Consolidated MLS
• 2022-03-13 Relisted — Consolidated MLS
• 2022-03-07 Delisted — Consolidated MLS
• 2022-01-28 Listed $55,000 Consolidated MLS

Property tax history

-3.7%/yr

Latest (2025): $325 · +1.9% YoY. Source: county tax records.