15 Liberty St · Mayesville, SC 29104

$59,500

4 bd · 1.0 ba · 1,319 sqft · SingleFamily public records · 71 Days on market

Built 1975 9,583 sqft lot ↓ 14% since listing

---

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
• Appreciation +4.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

House available. 4 bed, 1 bath. Home is being sold 'AS-IS'. Also included in this sale is tax map #308-09-02-019. The only way to access this land is through 15 Liberty St.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1975

Property features AI

Exterior

• Parking: Attached carport; Carport (1 space)
• Utilities: Public water; Sewer available; Water available; Cable available; Septic tank
• Home design: Single family residence; One story; House
• Construction: Wood siding construction
• Exterior features: Front porch; Chain link fencing; Shingle roof; Paved road access; Lot includes other features

Interior

• Kitchen: Range; Refrigerator
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating specified; No cooling specified
• Interior features: Eat-in kitchen; Window coverings
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#305 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment 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.
• Zoned schools: R. E. Davis College Preparatory Academy (math 2% / reading 12%, grade F, #594 of 597 statewide, top 100%, 369 students, 100% FRL); Crestwood High (math 32% / reading 71%, grade D+, #146 of 196 statewide, top 75%, 1,100 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: 9 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 (-0.7%/yr); year-one equity from $411 of loan paydown is wiped out by about $432 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 (-0.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,930 (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 1975 — 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 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?
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: 1.98% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.06%
• DSCR: 2.65
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $201,807
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Bland St	0.33mi	3/2.0 (-1)	1,226 (-7%)	17mo	$187,000	$153	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 2.74×
• Total profit: $29,048
• Equity at exit: $15,147

10-year hold

• IRR: 40.8%
• Equity multiple: 5.39×
• Total profit: $73,193
• Equity at exit: $16,584

Cash invested: $16,660 (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 29104

• Home prices YoY: -0.7%
• Active inventory: 9
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$312
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $515

Break-even live

Break-even rent $528

Max offer price $59,500

Occupancy floor 51%

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: $14,875
• Closing costs: $1,785
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $59,500 Active 71 DOM
2. 2026-06-18
   days on market $59,500 Active 70 DOM
3. 2026-06-17
   days on market $59,500 Active 69 DOM
4. 2026-06-16
   days on market $59,500 Active 68 DOM
5. 2026-06-15
   days on market $59,500 Active 67 DOM
6. 2026-06-14
   days on market $59,500 Active 65 DOM
7. 2026-06-13
   days on market $59,500 Active 64 DOM
8. 2026-06-10
   days on market $59,500 Active 62 DOM
9. 2026-06-09
   days on market $59,500 Active 61 DOM
10. 2026-06-08
    days on market $59,500 Active 60 DOM
11. 2026-06-07
    days on market $59,500 Active 59 DOM
12. 2026-06-02
    days on market $59,500 Active 54 DOM
13. 2026-06-01
    days on market $59,500 Active 53 DOM
14. 2026-05-31
    days on market $59,500 Active 52 DOM
15. 2026-05-30
    days on market $59,500 Active 51 DOM
16. 2026-05-05
    price $59,500
17. 2026-04-09
    listed $69,000 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: $961 · $80/mo
• Projected year-2 tax: $961 · $80/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,148
• − Mortgage interest: −$3,333
• − Property taxes: −$961
• − Insurance: −$298
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$1,731
• Taxable income: $5,562
• Est. tax owed @ 24.0%: −$1,335
• After-tax cash flow: $4,839/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 — Mayesville

• Score: 55/100
• State rank: #305
• US rank: #23372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mayesville, SC
• Population (ZIP): 1,559

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: Predominantly Black (72%)
• Race & ethnicity: Black 72% White 28%
• Common ancestry: Serbian 2% Hispanic 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▼ -0.73%
• Current HPI: 102.3131
• 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

-13.8% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $59,500 SBOR
• 2026-04-09 Listed $69,000 SBOR

Property tax history

+0.3%/yr

Latest (2025): $961 · +1.0% YoY. Source: county tax records.