1055 Salters Town Rd · East Sumter, SC 29153

$98,000

3 bd · 1.5 ba · 1,100 sqft · Other · 261 Days on market

Built 2010 0.50 ac lot ↓ 2% since listing

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Just under a ½ acre lot with a mobile home already in place! Utilities are ready — water, power, and a brand new septic tank. The home needs some work/TLC, but this is a great opportunity to own land and housing at an affordable price. Ideal for a starter home, rental, or investment property. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings. SOLD AS IS

Key facts

• Rental
• New septic tank
• Investment property

Tags

• NEW SEPTIC TANK
• UTILITIES READY
• RENTAL
• INVESTMENT PROPERTY

Property features AI

Exterior

• Utilities: Well water; Septic sewer
• Home design: Single-family property (one-story main living indicated)
• Construction: Crawlspace foundation
• Exterior features: Aluminum and other exterior finish; Dirt road access

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Total heated area approximately 1,100

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $98k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#287 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment 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: Lemira Elementary (math 8% / reading 12%, grade F, #587 of 597 statewide, top 99%, 402 students, 100% FRL); Chestnut Oaks Middle (math 3% / reading 17%, grade F, #221 of 229 statewide, top 97%, 396 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: 220 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 $678 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.12% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 7.5

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,190
• Equity at exit: $14,612

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $25,055
• Equity at exit: $8,473

Cash invested: $27,440 (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 29153

• Active inventory: 220
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $284

Break-even live

Break-even rent $734

Max offer price $98,000

Occupancy floor 69%

Sensitivity live

Price	-10% $340	-5% $312	+0% $284	+5% $257	+10% $229
Rent	-10% $198	-5% $241	+0% $284	+5% $328	+10% $371
Rate	-1.0pp $334	-0.5pp $309	base $284	+0.5pp $259	+1.0pp $233

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $98,000 Active 261 DOM
2. 2026-06-19
   days on market $98,000 Active 259 DOM
3. 2026-06-18
   days on market $98,000 Active 258 DOM
4. 2026-06-17
   days on market $98,000 Active 257 DOM
5. 2026-06-16
   days on market $98,000 Active 256 DOM
6. 2026-06-15
   days on market $98,000 Active 255 DOM
7. 2026-06-14
   days on market $98,000 Active 253 DOM
8. 2026-06-13
   days on market $98,000 Active 252 DOM
9. 2026-06-10
   days on market $98,000 Active 250 DOM
10. 2026-06-09
    days on market $98,000 Active 249 DOM
11. 2026-06-08
    days on market $98,000 Active 248 DOM
12. 2026-06-07
    days on market $98,000 Active 247 DOM
13. 2026-06-02
    days on market $98,000 Active 242 DOM
14. 2026-06-01
    days on market $98,000 Active 241 DOM
15. 2026-05-31
    days on market $98,000 Active 240 DOM
16. 2026-05-30
    days on market $98,000 Active 239 DOM
17. 2026-05-15
    price $98,000
18. 2025-10-03
    listed $100,000 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: $297 · $25/mo
• Projected year-2 tax: $559 · $47/mo
• Expected delta: +$261/yr (+$22/mo · 88.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,123
• − Mortgage interest: −$5,490
• − Property taxes: −$297
• − Insurance: −$490
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,851
• Taxable income: $1,896
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $2,958/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 — East Sumter

• Score: 56/100
• State rank: #287
• US rank: #22456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,101

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: Majority Black (57%)
• Race & ethnicity: Black 57% White 35% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Slovak 1% Serbian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 4% Vietnamese 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: ▼ -110.70%
• Current HPI: 128.7395
• 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

-2.0% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $98,000 Consolidated MLS
• 2025-10-03 Listed $100,000 Consolidated MLS

Property tax history

+0.4%/yr

Latest (2024): $297 · +1.5% YoY. Source: county tax records.