148 Carolina Ave · Sumter, SC 29150

$69,500

3 bd · 2.0 ba · 1,205 sqft · SingleFamily public records · 227 Days on market

Built 1949 0.27 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

looking for a investment property this 3 bed 2 bath nestled on a large lot has great potential, need some TLC

Key facts

• 0.27 acre lot
• Built 1949
• Listed 226 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family house; One story; Wood siding
• Construction: Wood siding construction; Asphalt roof
• Exterior features: Front porch; Chain link and partial fencing; Paved road access; Workshop on property

Interior

• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Vinyl flooring; Crawl space basement
• 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 $70k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: 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: Willow Drive Elementary (math 8% / reading 12%, grade F, #587 of 597 statewide, top 99%, 551 students, 100% FRL); Alice Drive Middle (math 23% / reading 34%, grade F, #144 of 229 statewide, top 63%, 841 students, 100% FRL); Sumter High School (math 22% / reading 67%, grade F, #166 of 196 statewide, top 87%, 2,289 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: 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 $481 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $70k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 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 1949 — 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 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?
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. 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.
8. 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.
9. 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: 2.07% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.20%
• DSCR: 2.70
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $187,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Hatfield St	0.56mi	3/2.0	1,230 (+2%)	1mo	$184,000	$150	70
12 Woodlawn Ave	0.54mi	3/2.0	1,230 (+2%)	7mo	$175,000	$142	65
10 Woodlawn Ave	0.55mi	3/2.0	1,230 (+2%)	7mo	$175,000	$142	65
1106 Russell Ave	0.33mi	3/2.0	1,100 (-9%)	11mo	$179,900	$164	61
115 Highland Ave	0.39mi	3/2.0	1,073 (-11%)	4mo	$95,000	$89	60
1114 Russell Ave	0.34mi	3/2.0	1,100 (-9%)	11mo	$179,900	$164	60
1110 Russell Ave	0.34mi	3/2.0	1,100 (-9%)	12mo	$179,900	$164	60
1112 Russell Ave	0.34mi	3/2.0	1,100 (-9%)	12mo	$179,900	$164	60
17 S Milton Rd	0.57mi	3/2.0	1,312 (+9%)	2mo	$205,000	$156	56
13 Woodlawn Ave	0.55mi	3/2.0	1,350 (+12%)	4mo	$192,590	$143	51
29 Rast St	0.63mi	3/1.5	1,122 (-7%)	10mo	$128,000	$114	49
100 Radcliff Dr	0.70mi	2/2.0 (-1)	1,381 (+15%)	5mo	$220,500	$160	34

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: 33.8%
• Equity multiple: 2.42×
• Total profit: $27,593
• Equity at exit: $10,363

10-year hold

• IRR: 40.5%
• Equity multiple: 4.72×
• Total profit: $72,382
• Equity at exit: $6,009

Cash invested: $19,460 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$125 /mo · $1,501/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $620

Break-even live

Break-even rent $656

Max offer price $69,500

Occupancy floor 52%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $69,500 Active 227 DOM
2. 2026-06-18
   days on market $69,500 Active 226 DOM
3. 2026-06-17
   days on market $69,500 Active 225 DOM
4. 2026-06-16
   days on market $69,500 Active 224 DOM
5. 2026-06-15
   days on market $69,500 Active 223 DOM
6. 2026-06-14
   days on market $69,500 Active 221 DOM
7. 2026-06-13
   days on market $69,500 Active 220 DOM
8. 2026-06-10
   days on market $69,500 Active 218 DOM
9. 2026-06-09
   days on market $69,500 Active 217 DOM
10. 2026-06-08
    days on market $69,500 Active 216 DOM
11. 2026-06-07
    days on market $69,500 Active 215 DOM
12. 2026-06-02
    days on market $69,500 Active 210 DOM
13. 2026-06-01
    days on market $69,500 Active 209 DOM
14. 2026-05-31
    days on market $69,500 Active 208 DOM
15. 2026-05-30
    days on market $69,500 Active 207 DOM
16. 2026-04-21
    status Active
17. 2026-04-10
    status Pending
18. 2026-03-13
    price $69,500
19. 2026-01-20
    status Active
20. 2025-12-15
    status Pending
21. 2025-11-13
    price $73,900
22. 2025-10-28
    price $76,300
23. 2025-09-18
    listed $79,275 Active
24. 2022-07-07
    soldstatus $38,700 109-char remark

    Show marketing remark (109 chars)

    looking for a investment property this 3 bed 2 bath nestled on a large lot has great potential, need some TLC

25. 2022-06-09
    historical
26. 2022-05-02
    listed $48,000 Active
27. 2008-08-01
    soldstatus $10,000

ⓘ 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: $1,501 · $125/mo
• Projected year-2 tax: $1,501 · $125/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 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: $17,287
• − Mortgage interest: −$3,893
• − Property taxes: −$1,501
• − Insurance: −$348
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$2,022
• Taxable income: $6,758
• Est. tax owed @ 24.0%: −$1,622
• After-tax cash flow: $5,813/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

+595.0% since first listed

12 events — show timeline

• 2026-04-21 Relisted — SBOR
• 2026-04-10 Pending — SBOR
• 2026-03-13 Price Changed $69,500 SBOR
• 2026-01-20 Relisted — SBOR
• 2025-12-15 Pending — SBOR
• 2025-11-13 Price Changed $73,900 SBOR
• 2025-10-28 Price Changed $76,300 SBOR
• 2025-09-18 Listed $79,275 SBOR
• 2022-07-07 Sold (MLS) $38,700 SBOR
• 2022-06-09 Delisted — Consolidated MLS
• 2022-05-02 Listed $48,000 Consolidated MLS
• 2008-08-01 Sold (Public Records) $10,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,501 · +1.8% YoY. Source: county tax records.