705 Sumter St · Lancaster, SC 29720

$109,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 71 Days on market

Built 1950 0.31 ac lot Est $183k · 40% under

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Why this score? — see what drove the B 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bungalow Style house with 3 bedrooms and 1 full bathroom. So much potential in this home with a great layout. Great investment property or starter home!

Key facts

• 0.31 acre lot
• Built 1950
• Listed 71 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway parking (no main level garage)
• Utilities: County water; Sewer: Other (see remarks)
• Home design: Single-family residence; Residential property; One story; Above-grade living area only
• Construction: Site-built construction; Vinyl exterior; Crawl space foundation
• Exterior features: Driveway; Concrete- and paved-surface road access; Publicly maintained road

Interior

• Kitchen: No appliances specified
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heating: Other (see remarks); Cooling: Other (see remarks)
• Interior features: One living room (1 total room); No built-in kitchen appliances listed
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.0% in Lancaster — 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 55/100 on livability (#301 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools C-, crime F, amenities F.
• Lancaster 01 (rural): math 41% / reading 47% proficiency, ranked #26 of 80 in SC (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 675 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 976 units permitted in Lancaster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lancaster County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 49% 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 $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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: 1.23% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $183,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Glenwood Ave	0.10mi	3/1.0	910 (-3%)	2mo	$195,000	$214	89
401 Glenwood Ave	0.11mi	3/1.0	962 (+3%)	7mo	$75,000	$78	84
608 Rock St	0.16mi	3/2.0	1,056 (+13%)	4mo	$210,000	$199	64
3 Hines St	0.36mi	3/1.0	1,013 (+8%)	9mo	$200,000	$197	62
705 Taylor St	0.47mi	3/1.0	899 (-4%)	17mo	$110,000	$122	57
1016 E Arch St	0.49mi	2/1.0 (-1)	1,008 (+8%)	6mo	$90,000	$89	54
300 Kershaw St	0.48mi	3/1.0	1,020 (+9%)	12mo	$190,000	$186	53
330 Willow Oak Cir	0.74mi	3/1.0	962 (+3%)	10mo	$212,500	$221	52
804 Sowell St	0.42mi	2/2.0 (-1)	842 (-10%)	10mo	$165,000	$196	47
1132 Threatt St	0.64mi	2/1.0 (-1)	839 (-10%)	2mo	$55,000	$66	46
308 Kershaw St	0.46mi	3/2.0	1,050 (+12%)	18mo	$217,000	$207	39
112 Plyler Rd	0.74mi	2/1.0 (-1)	1,005 (+7%)	14mo	$52,000	$52	37

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $4,426
• Equity at exit: $16,386

10-year hold

• IRR: 13.2%
• Equity multiple: 2.06×
• Total profit: $32,474
• Equity at exit: $9,502

Cash invested: $30,772 (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 29720

• Home prices YoY: -28.2%
• Active inventory: 675
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$576
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $349

Break-even live

Break-even rent $912

Max offer price $109,900

Occupancy floor 69%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3038 Miller St Unit 3016-A Lancaster, SC	2.0	2.0	915	$1,363	$1.49	17d	1	0.47mi
1305 Eula St Lancaster, SC	2.0	1.0	900	$945	$1.05	23d	1	0.53mi
730 Taylor St Lancaster, SC	2.0	1.0	868	$985	$1.13	1d	1	0.61mi
732 Taylor St Lancaster, SC	2.0	1.0	868	$985	$1.13	1d	1	0.62mi
205 S Catawba St Lancaster, SC	2.0	1.0	950	$1,350	$1.42	1d	1	0.67mi
1508 Holly Hill St Unit C Lancaster, SC	2.0	1.5	780	$900	$1.15	23d	1	1.48mi

Listing history 31 events

1. 2026-06-18
   days on market $109,900 Active 71 DOM
2. 2026-06-17
   days on market $109,900 Active 70 DOM
3. 2026-06-16
   days on market $109,900 Active 69 DOM
4. 2026-06-15
   days on market $109,900 Active 68 DOM
5. 2026-06-13
   days on market $109,900 Active 66 DOM
6. 2026-06-09
   days on market $109,900 Active 62 DOM
7. 2026-06-08
   days on market $109,900 Active 61 DOM
8. 2026-06-07
   days on market $109,900 Active 60 DOM
9. 2026-06-04
   days on market $109,900 Active 57 DOM
10. 2026-06-03
    days on market $109,900 Active 56 DOM
11. 2026-06-02
    days on market $109,900 Active 55 DOM
12. 2026-06-01
    days on market $109,900 Active 54 DOM
13. 2026-05-31
    days on market $109,900 Active 53 DOM
14. 2026-05-20
    price $109,900
15. 2026-05-20
    price $109,000
16. 2026-04-08
    listed $119,900 Active
17. 2025-08-08
    historical
18. 2025-07-15
    status Active
19. 2025-07-02
    historical Active Under Contract
20. 2025-04-11
    listed $161,500 Active
21. 2024-06-03
    price $158,500
22. 2024-04-26
    price $159,500
23. 2024-02-10
    listed $162,000 Active
24. 2024-01-22
    historical
25. 2023-08-29
    soldstatus $148,000 Closed
26. 2023-08-29
    soldstatus $148,000
27. 2023-07-28
    status Pending
28. 2023-07-23
    price $145,000
29. 2023-07-12
    price $160,000
30. 2023-04-01
    listed $175,000 Active
31. 2022-11-01
    soldstatus $53,000

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,177 · $98/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% 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: $16,243
• − Mortgage interest: −$6,156
• − Property taxes: −$1,177
• − Insurance: −$550
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$3,197
• Taxable income: $2,565
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $3,574/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: Lancaster 01
• NCES district ID: 4502580
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $44,165
• Composite: 37.23/100
• National rank: #4462
• State rank: #26 of 80 in SC

Livability — Lancaster

• Score: 55/100
• State rank: #301
• US rank: #23178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, SC
• County: Lancaster County · 91,213 people
• City population: 53,584
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 53,584
• Household income: $62,969
• Rent vs Own: 20.2% rent · 79.8% own
• Severe rent burden: 1158.0

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 105,572 people
• By 2030: 114,865 · +8.8%
• By 2040: 132,268 · +25.3%
• By 2050: 148,252 · +40.4%
• By 2075: 182,540 · +72.9%
• By 2100: 202,237 · +91.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 26% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Lancaster

• 2024 margin: Strong R (+24.8) · D 37.0% · R 61.8% · Other 1.2%
• 2008→2024 swing: -9.9pp toward R · 2008: -14.9pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+22.8 2016: R+25.5 2012: R+18.0 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.90%
• Current HPI: 244.328
• Rent YoY: —
• Metro: Charlotte-Concord-Gastonia, NC-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

+107.4% since first listed

18 events — show timeline

• 2026-05-20 Price Changed $109,900 CANOPYMLS as Distributed by MLS Grid
• 2026-05-20 Price Changed $109,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-08 Listed $119,900 CANOPYMLS as Distributed by MLS Grid
• 2025-08-08 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2025-07-15 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-07-02 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-04-11 Listed $161,500 CANOPYMLS as Distributed by MLS Grid
• 2024-06-03 Price Changed $158,500 CANOPYMLS as Distributed by MLS Grid
• 2024-04-26 Price Changed $159,500 CANOPYMLS as Distributed by MLS Grid
• 2024-02-10 Listed $162,000 CANOPYMLS as Distributed by MLS Grid
• 2024-01-22 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2023-08-29 Sold (Public Records) $148,000 Public Records
• 2023-08-29 Sold (MLS) $148,000 CANOPYMLS as Distributed by MLS Grid
• 2023-07-28 Pending — CANOPYMLS as Distributed by MLS Grid
• 2023-07-23 Price Changed $145,000 CANOPYMLS as Distributed by MLS Grid
• 2023-07-12 Price Changed $160,000 CANOPYMLS as Distributed by MLS Grid
• 2023-04-01 Listed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2022-11-01 Sold (Public Records) $53,000 Public Records

Property tax history

+17.9%/yr

Latest (2025): $1,177 · +1.3% YoY. Source: county tax records.