31 White St · Sumter, SC 29150

$39,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 211 Days on market

Built 1961 8,276 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
• 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

This 3 bed, 1 bath residential rental offers strong cash flow potential and a valuable opportunity for the savvy investor. The home is currently tenant occupied and generating income, with solid fundamentals that make it a reliable addition to any rental portfolio. While the property could benefit from some TLC and cosmetic updates, its layout, location, and rental demand provide a promising foundation for long term returns. With the right improvements, there's room to elevate both rental value and overall equity. Whether you're looking to expand your investment holdings or step into a project with upside, this property delivers a balance of stability today and potential tomorrow. Disclaime

Key facts

• 8,276 sq ft lot
• Built 1961
• Listed 210 days

Property features AI

Finance

• Other: Property sits on approximately 0.19 acres
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Chain link full fencing; Wood exterior finish; Paved road access

Interior

• Kitchen:
• Bedrooms: Master bedroom on the main level; Second bedroom on the main level; Third bedroom on the main level
• Flooring:
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central heating; Central cooling
• Interior features: Main-level living areas
• Laundry & utility:

🏷️ Possibly a rental listed for sale. The $39,000 price doesn't fit this home's estimated sale value (~$114,576) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $850 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.5% 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 33% 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 $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 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. 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: 3.58% ✓
• Cap rate: 32.46%
• Cash-on-cash: 93.45%
• DSCR: 5.16
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $114,576
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Mccormick Dr	0.26mi	3/1.0	916 (-1%)	20mo	$113,400	$124	69
9 Laverne St	0.69mi	2/1.0 (-1)	835 (-10%)	23mo	$9,000	$11	27

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: 93.8%
• Equity multiple: 5.32×
• Total profit: $47,225
• Equity at exit: $5,815

10-year hold

• IRR: 96.5%
• Equity multiple: 10.92×
• Total profit: $108,351
• Equity at exit: $3,372

Cash invested: $10,920 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $850

Break-even live

Break-even rent $320

Max offer price $39,000

Occupancy floor 34%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $39,000 Active 211 DOM
2. 2026-06-18
   days on market $39,000 Active 210 DOM
3. 2026-06-17
   days on market $39,000 Active 209 DOM
4. 2026-06-16
   days on market $39,000 Active 208 DOM
5. 2026-06-15
   days on market $39,000 Active 207 DOM
6. 2026-06-14
   days on market $39,000 Active 205 DOM
7. 2026-06-13
   days on market $39,000 Active 204 DOM
8. 2026-06-10
   days on market $39,000 Active 202 DOM
9. 2026-06-09
   days on market $39,000 Active 201 DOM
10. 2026-06-08
    days on market $39,000 Active 200 DOM
11. 2026-06-07
    days on market $39,000 Active 199 DOM
12. 2026-06-02
    days on market $39,000 Active 194 DOM
13. 2026-06-01
    days on market $39,000 Active 193 DOM
14. 2026-05-31
    days on market $39,000 Active 192 DOM
15. 2026-05-30
    days on market $39,000 Active 191 DOM
16. 2026-05-01
    status Active
17. 2026-05-01
    historical
18. 2025-12-12
    price $39,000
19. 2025-11-19
    listed $45,000 Active
20. 2022-06-28
    price $32,500

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $386 · $32/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 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: $16,760
• − Mortgage interest: −$2,185
• − Property taxes: −$386
• − Insurance: −$195
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$1,135
• Taxable income: $10,178
• Est. tax owed @ 24.0%: −$2,443
• After-tax cash flow: $7,762/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

+20.0% since first listed

5 events — show timeline

• 2026-05-01 Relisted — Consolidated MLS
• 2026-05-01 Delisted — Consolidated MLS
• 2025-12-12 Price Changed $39,000 Consolidated MLS
• 2025-11-19 Listed $45,000 Consolidated MLS
• 2022-06-28 Price Changed $32,500 Consolidated MLS

Property tax history

+0.0%/yr

Latest (2025): $386 · +2.0% YoY. Source: county tax records.