216 Sumter St · Cope, SC 29038

$119,000

2 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 126 Days on market

Built 1926 0.61 ac lot

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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 +19.7/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step back in time and fall in love with this charming 100-year-old country cottage full of warmth and character. This two-bedroom, one-bath home offers timeless appeal with beautiful original heart pine wood floors that showcase the craftsmanship and history of a bygone era. The inviting front porch is the perfect place to sip your morning coffee, unwind in the evenings, and enjoy the peaceful surroundings of this quiet neighborhood. Inside, you'll find a cozy, welcoming layout filled with natural light and classic details that give this home its authentic country charm. Whether you're looking for a starter home, or a place to downsize without sacrificing character, this property offers com

Key facts

• Inviting front porch
• Classic details
• 0.61 acre lot

Tags

• HEART PINE WOOD FLOORS
• INVITING FRONT PORCH
• CLASSIC DETAILS
• AUTHENTIC COUNTRY CHARM

Property features AI

Exterior

• Parking: 1-car carport
• Utilities: Septic tank; Served by Bamberg Public Works / Dept of Public Utilities; Dominion Energy service
• Home design: Single family detached residential; One story; Ground-level entry
• Construction: No other structures reported
• Exterior features: Architectural roof

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms; Master bedroom with ceiling fan(s)
• Flooring: Wood flooring
• Bathrooms: 1 bathroom
• Heating & cooling: Central heating (electric, see remarks); Central air conditioning
• Interior features: High ceilings; Wood-burning fireplace (one)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (9.0% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#288 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: health & safety C-, amenities F, commute F.
• Zoned schools: Edisto Primary (554 students, 100% FRL); Carver Edisto Middle (math 12%, 515 students, 100% FRL); Edisto High (math 24%, 677 students, 100% FRL).
• Market conditions: 16 active listings in the ZIP; 87 units permitted in Orangeburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($823 loan paydown + $7k appreciation (6.1% local appreciation)).
• Orangeburg County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $119k implies a 297% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1926 — 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. 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: 0.91% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.31×
• Total profit: $43,582
• Equity at exit: $75,241

10-year hold

• IRR: 18.9%
• Equity multiple: 4.63×
• Total profit: $121,045
• Equity at exit: $136,821

Cash invested: $33,320 (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 29038

• Home prices YoY: 3.8%
• Active inventory: 16
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $139

Break-even live

Break-even rent $907

Max offer price $119,000

Occupancy floor 82%

Sensitivity live

Price	-10% $207	-5% $173	+0% $139	+5% $106	+10% $72
Rent	-10% $54	-5% $96	+0% $139	+5% $182	+10% $225
Rate	-1.0pp $199	-0.5pp $169	base $139	+0.5pp $108	+1.0pp $77

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $119,000 Active 126 DOM
2. 2026-06-18
   days on market $119,000 Active 125 DOM
3. 2026-06-17
   days on market $119,000 Active 124 DOM
4. 2026-06-16
   days on market $119,000 Active 123 DOM
5. 2026-06-15
   days on market $119,000 Active 122 DOM
6. 2026-06-14
   days on market $119,000 Active 120 DOM
7. 2026-06-12
   days on market $119,000 Active 119 DOM
8. 2026-06-09
   days on market $119,000 Active 116 DOM
9. 2026-06-08
   days on market $119,000 Active 115 DOM
10. 2026-06-07
    days on market $119,000 Active 114 DOM
11. 2026-06-07
    days on market $119,000 Active 113 DOM
12. 2026-06-04
    days on market $119,000 Active 110 DOM
13. 2026-06-02
    days on market $119,000 Active 109 DOM
14. 2026-06-01
    days on market $119,000 Active 108 DOM
15. 2026-05-31
    days on market $119,000 Active 107 DOM
16. 2026-05-31
    days on market $119,000 Active 106 DOM
17. 2026-04-22
    price $119,000
18. 2026-03-18
    price $129,000
19. 2026-02-13
    listed $133,000 Active
20. 2014-05-02
    soldstatus $30,000
21. 2014-02-18
    soldstatus $25,000
22. 1987-11-01
    soldstatus $18,000

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $678 · $57/mo
• Expected delta: +$165/yr (+$14/mo · 32.0%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,997
• − Mortgage interest: −$6,666
• − Property taxes: −$514
• − Insurance: −$595
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$3,462
• Taxable loss: −$319
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $1,747/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)

No district data.

Livability — Cope

• Score: 56/100
• State rank: #288
• US rank: #22457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cope, SC
• Population (ZIP): 2,452

Population outlook (Orangeburg County) Hauer SSP2

• Today (2025): 82,698 people
• By 2030: 78,615 · -4.9%
• By 2040: 69,308 · -16.2%
• By 2050: 60,629 · -26.7%
• By 2075: 42,678 · -48.4%
• By 2100: 28,136 · -66.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 18% Two or more races 5%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Orangeburg

• 2024 margin: Strong D (+24.6) · D 61.8% · R 37.2% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: 38.1pp · 2024: 24.6pp
• All cycles: 2024: D+24.6 2020: D+33.2 2016: D+37.0 2012: D+43.5 2008: D+38.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.06%
• Current HPI: 165.7196
• 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

+561.1% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $119,000 Charleston Trident MLS
• 2026-03-18 Price Changed $129,000 Charleston Trident MLS
• 2026-02-13 Listed $133,000 Charleston Trident MLS
• 2014-05-02 Sold (Public Records) $30,000 Public Records
• 2014-02-18 Sold (Public Records) $25,000 Public Records
• 1987-11-01 Sold (Public Records) $18,000 Public Records

Property tax history

+5.5%/yr

Latest (2024): $514 · +13.4% YoY. Source: county tax records.