131 Sumter St · Hartsville, SC 29550

$35,000

2 bd · 2.0 ba · 1,189 sqft · Other public records · 77 Days on market

Built 1961 9,148 sqft 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
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors and visionaries! Great investment opportunity in Hartsville! This property is ready for a full transformation. The possibilities are endless and boasts great potential for a remarkable transformation. Conveniently located near downtown and local amenities such as dining and shopping. Cash only! please view with caution.

Key facts

• 9,148 sq ft lot
• Garage
• Built 1961

Property features AI

Exterior

• Parking: 1-car garage
• Home design: Single-family residential home; Located in the City subdivision
• Construction: Brick veneer construction
• Exterior features: Front porch

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 3.7% in Hartsville — 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 60/100 on livability (#224 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime F, amenities F, commute F.
• Darlington 01 (town): math 27% / reading 37% proficiency, ranked #52 of 80 in SC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Thornwell School For The Arts (math 12% / reading 12%, grade F, #572 of 597 statewide, top 97%, 181 students, 100% FRL); Hartsville Middle (math 23% / reading 31%, grade F, #153 of 229 statewide, top 68%, 921 students, 100% FRL); Hartsville High (math 42% / reading 80%, grade C+, #105 of 196 statewide, top 54%, 1,133 students, 100% FRL) — zoned schools average 100% FRL vs 75% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 156 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 195 units permitted in Darlington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Darlington County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1961 — 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: 2.66% ✓
• Cap rate: 22.97%
• Cash-on-cash: 59.55%
• DSCR: 3.65
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 58.3%
• Equity multiple: 3.58×
• Total profit: $25,320
• Equity at exit: $5,219

10-year hold

• IRR: 63.1%
• Equity multiple: 7.33×
• Total profit: $62,005
• Equity at exit: $3,026

Cash invested: $9,800 (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 29550

• Home prices YoY: -22.3%
• Active inventory: 156
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $930 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $486

Break-even live

Break-even rent $314

Max offer price $35,000

Occupancy floor 43%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Howard St Hartsville, SC	3.0	1.0	1039	$900	$0.87	24d	1	0.20mi
236 Swift Creek Rd Hartsville, SC	1.0–2.0	1.0–1.5	764	$1,025	$1.34	24d	2	0.48mi

Listing history 18 events

1. 2026-06-19
   days on market $35,000 Active 77 DOM
2. 2026-06-18
   days on market $35,000 Active 76 DOM
3. 2026-06-17
   days on market $35,000 Active 75 DOM
4. 2026-06-16
   days on market $35,000 Active 74 DOM
5. 2026-06-15
   days on market $35,000 Active 73 DOM
6. 2026-06-14
   days on market $35,000 Active 71 DOM
7. 2026-06-13
   days on market $35,000 Active 70 DOM
8. 2026-06-10
   days on market $35,000 Active 68 DOM
9. 2026-06-09
   days on market $35,000 Active 67 DOM
10. 2026-06-08
    days on market $35,000 Active 66 DOM
11. 2026-06-07
    days on market $35,000 Active 65 DOM
12. 2026-06-05
    days on market $35,000 Active 62 DOM
13. 2026-06-03
    days on market $35,000 Active 61 DOM
14. 2026-06-02
    days on market $35,000 Active 60 DOM
15. 2026-06-01
    days on market $35,000 Active 59 DOM
16. 2026-05-31
    days on market $35,000 Active 58 DOM
17. 2026-05-30
    days on market $35,000 Active 57 DOM
18. 2026-04-03
    listed $35,000 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: $601 · $50/mo
• Projected year-2 tax: $601 · $50/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,157
• − Mortgage interest: −$1,961
• − Property taxes: −$601
• − Insurance: −$175
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$1,018
• Taxable income: $5,618
• Est. tax owed @ 24.0%: −$1,348
• After-tax cash flow: $4,488/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: Darlington 01
• NCES district ID: 4501860
• Math proficiency: 27% ▼ -13.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,243
• Composite: 26.51/100
• National rank: #7202
• State rank: #52 of 80 in SC

Livability — Hartsville

• Score: 60/100
• State rank: #224
• US rank: #18685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartsville, SC
• City population: 30,198
• Population (ZIP): 30,198

Population outlook (Darlington County) Hauer SSP2

• Today (2025): 64,981 people
• By 2030: 62,846 · -3.3%
• By 2040: 58,146 · -10.5%
• By 2050: 53,541 · -17.6%
• By 2075: 43,477 · -33.1%
• By 2100: 34,013 · -47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 31% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 3% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Darlington

• 2024 margin: R (+13.3) · D 42.8% · R 56.1% · Other 1.1%
• 2008→2024 swing: -13.2pp toward R · 2008: -0.1pp · 2024: -13.3pp
• All cycles: 2024: R+13.3 2020: R+5.0 2016: R+3.7 2012: D+3.4 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.03%
• Current HPI: 219.996
• 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

1 event — show timeline

• 2026-04-03 Listed $35,000 RAGPD

Property tax history

+1.4%/yr

Latest (2025): $601 · +5.2% YoY. Source: county tax records.