332 N Magnolia St · Sumter, SC 29150

$114,000

2 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 38 Days on market

Built 1975 Est $176k · 35% 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• 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

FOR SALE BY OWNER & acirc; & euro; & ldquo; PRICED BELOW APPRAISAL 2 bedroom, 1.5 bathroom home located in a quiet area of Sumter, SC. Home offers strong investment potential and is priced for a quick sale. Property needs cosmetic repairs, cleaning, and updating, making it a great opportunity for an investor, landlord, or buyer looking to build equity. Sold as-is. Features include: & acirc; & euro; & cent; Approximately 1,372 sq ft & acirc; & euro; & cent; Spacious layout & acirc; & euro; & cent; Large yard & acirc; & euro; & cent; Great rental or flip potential & acirc; & euro; & cent; Convenient loc

Key facts

• Quiet area
• Built 1975
• Listed 37 days

Tags

• QUIET AREA
• STRONG INVESTMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $788 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $110,580 (3.0% 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 1975 — 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: 1.18% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $175,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Chestnut St	0.68mi	3/1.5 (+1)	1,369 (-0%)	2mo	$199,000	$145	60
8 Warren Ct	0.33mi	3/2.0 (+1)	1,564 (+14%)	5mo	$235,000	$150	53
212 Brown St	0.63mi	3/2.0 (+1)	1,292 (-6%)	8mo	$190,000	$147	50
16 Wilson St	0.65mi	3/1.0 (+1)	1,310 (-4%)	6mo	$49,000	$37	48
105 S Magnolia St	0.31mi	3/2.0 (+1)	1,193 (-13%)	15mo	$156,000	$131	46
40 Wilson St	0.72mi	3/2.0 (+1)	1,353 (-1%)	17mo	$115,000	$85	45
35 W Charlotte Ave	0.51mi	2/1.0	1,170 (-15%)	5mo	$123,000	$105	43
8 Brown St	0.51mi	2/1.0	1,238 (-10%)	15mo	$159,000	$128	43
13 Victory Dr	0.68mi	3/1.0 (+1)	1,541 (+12%)	2mo	$185,000	$120	37
107 S Magnolia St	0.62mi	3/2.0 (+1)	1,197 (-13%)	18mo	$125,000	$104	30
401 Bagnal Dr	0.71mi	3/1.0 (+1)	1,237 (-10%)	15mo	$82,680	$67	29
526 E Charlotte Ave	0.72mi	3/1.0 (+1)	1,198 (-13%)	13mo	$160,000	$134	26

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,311
• Equity at exit: $16,998

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $19,321
• Equity at exit: $9,857

Cash invested: $31,920 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$135 /mo · $1,623/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $279

Break-even live

Break-even rent $988

Max offer price $114,000

Occupancy floor 74%

Sensitivity live

Price	-10% $343	-5% $311	+0% $279	+5% $246	+10% $214
Rent	-10% $173	-5% $226	+0% $279	+5% $332	+10% $385
Rate	-1.0pp $336	-0.5pp $308	base $279	+0.5pp $249	+1.0pp $219

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $114,000 Active 38 DOM
2. 2026-06-18
   days on market $114,000 Active 37 DOM
3. 2026-06-17
   days on market $114,000 Active 36 DOM
4. 2026-06-16
   days on market $114,000 Active 35 DOM
5. 2026-06-15
   days on market $114,000 Active 34 DOM
6. 2026-06-14
   days on market $114,000 Active 32 DOM
7. 2026-06-13
   days on market $114,000 Active 31 DOM
8. 2026-06-10
   days on market $114,000 Active 29 DOM
9. 2026-06-09
   days on market $114,000 Active 28 DOM
10. 2026-06-08
    days on market $114,000 Active 27 DOM
11. 2026-06-07
    days on market $114,000 Active 26 DOM
12. 2026-06-02
    days on market $114,000 Active 21 DOM
13. 2026-06-01
    days on market $114,000 Active 20 DOM
14. 2026-05-31
    days on market $114,000 Active 19 DOM
15. 2026-05-30
    days on market $114,000 Active 18 DOM
16. 2026-05-12
    listed $114,000 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: $1,623 · $135/mo
• Projected year-2 tax: $1,623 · $135/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $16,090
• − Mortgage interest: −$6,386
• − Property taxes: −$1,623
• − Insurance: −$570
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$3,316
• Taxable income: $1,621
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $2,955/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

1 event — show timeline

• 2026-05-12 Listed $114,000 FSBO.com

Property tax history

+23.4%/yr

Latest (2025): $1,623 · +1.8% YoY. Source: county tax records.