311 Lee St · Sumter, SC 29150

$194,900

2 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 65 Days on market

Built 1958 9,583 sqft lot Est $133k · 47% over

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Why this score? — see what drove the F 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 +8.4/30.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +1.9/10.0
• 1% rule +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

JUST RENOVATED, THIS IS A 4 BR 2 BATH HOME, LARGE MASTER BEDROOM WITH BATH, 3 ADDITIONAL GOOD SIZE BEDROOMS, HARDWOOD FLOORS, GRANITE COUNTERTOPS, NEW APPLIANCES, EAT-IN KITCHEN, LIVING ROOM. CARPET IN MASTER BEDROOM. NEW PAINT, NEW FIXTURES, CERAMIC TILE BATHS, NEW TOILETS, MUST SEE!

Key facts

• Ceramic tile baths
• New appliances
• Eat-in kitchen

Tags

• JUST RENOVATED
• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• NEW APPLIANCES
• EAT-IN KITCHEN
• CERAMIC TILE BATHS

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family house; One story; Home warranty included
• Construction: Brick and vinyl siding exterior; Shingle roof; Crawl space foundation; Built previously (year not specified)
• Exterior features: Partially fenced yard; Landscaped lot; Paved public road frontage

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Exhaust fan
• Flooring: Carpet; Hardwood; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fan(s)
• Interior features: Eat-in kitchen; Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (32.4% below list).
• Recommended offer: $132k (32.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: crime F, amenities F, commute 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: Crosswell Drive Elementary (math 8% / reading 12%, grade F, #587 of 597 statewide, top 99%, 460 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: Rents rising (+2.5%/yr); 387 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $6k 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 65 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $103k; list at $195k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,814 (32.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.81%
• DSCR: 0.83
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $132,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
485 Allen Dr	0.39mi	3/2.0 (+1)	1,100 (-1%)	4mo	$182,000	$165	68
167 Poinsett Dr	0.39mi	3/1.0 (+1)	1,070 (-3%)	8mo	$153,000	$143	65
735 E Charlotte Ave	0.54mi	3/1.0 (+1)	1,076 (-3%)	2mo	$149,900	$139	64
727 Wen Le Dr	0.45mi	3/1.5 (+1)	1,098 (-1%)	10mo	$110,000	$100	62
6 Emily Dr	0.59mi	3/1.0 (+1)	1,145 (+3%)	10mo	$70,000	$61	54
609 E Charlotte Ave	0.40mi	3/1.0 (+1)	1,203 (+9%)	11mo	$144,000	$120	53
526 E Charlotte Ave	0.44mi	3/1.0 (+1)	1,198 (+8%)	13mo	$160,000	$134	50
527 E Charlotte Ave	0.40mi	2/1.0	951 (-14%)	10mo	$146,500	$154	50
606 E Charlotte Ave	0.43mi	3/1.0 (+1)	1,250 (+13%)	11mo	$109,000	$87	44
107 Emily Dr	0.48mi	3/1.0 (+1)	1,237 (+12%)	15mo	$79,500	$64	40
401 Bagnal Dr	0.50mi	3/1.0 (+1)	1,237 (+12%)	15mo	$82,680	$67	39
108 Emily Dr	0.48mi	3/1.0 (+1)	1,271 (+15%)	16mo	$87,000	$68	35

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: -23.2%
• Equity multiple: 0.21×
• Total profit: $-43,279
• Equity at exit: $29,060

10-year hold

• IRR: -19.0%
• Equity multiple: 0.00×
• Total profit: $-54,569
• Equity at exit: $16,851

Cash invested: $54,572 (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: 387
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-173

Break-even live

Break-even rent $1,538

Max offer price $164,275

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-118	+0% $-173	+5% $-229	+10% $-284
Rent	-10% $-277	-5% $-225	+0% $-173	+5% $-121	+10% $-69
Rate	-1.0pp $-75	-0.5pp $-124	base $-173	+0.5pp $-224	+1.0pp $-275

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-23
   days on market $194,900 Active 65 DOM
2. 2026-06-22
   days on market $194,900 Active 64 DOM
3. 2026-06-19
   days on market $194,900 Active 62 DOM
4. 2026-06-18
   days on market $194,900 Active 61 DOM
5. 2026-06-17
   days on market $194,900 Active 60 DOM
6. 2026-06-16
   days on market $194,900 Active 59 DOM
7. 2026-06-15
   days on market $194,900 Active 58 DOM
8. 2026-06-14
   days on market $194,900 Active 56 DOM
9. 2026-06-13
   days on market $194,900 Active 55 DOM
10. 2026-06-10
    days on market $194,900 Active 53 DOM
11. 2026-06-09
    days on market $194,900 Active 52 DOM
12. 2026-06-08
    days on market $194,900 Active 51 DOM
13. 2026-06-07
    days on market $194,900 Active 50 DOM
14. 2026-06-02
    days on market $194,900 Active 45 DOM
15. 2026-06-01
    days on market $194,900 Active 44 DOM
16. 2026-05-31
    days on market $194,900 Active 43 DOM
17. 2026-05-30
    days on market $194,900 Active 42 DOM
18. 2026-04-17
    listed $194,900 Active
19. 2025-10-23
    soldstatus $103,000
20. 2025-09-25
    soldstatus $65,000
21. 2022-04-28
    soldstatus $125,000
22. 2022-03-14
    historical
23. 2022-02-10
    status Active
24. 2022-01-26
    historical
25. 2022-01-03
    price $120,000
26. 2021-12-09
    price $130,000
27. 2021-10-28
    listed $125,000 Active
28. 2006-05-03
    soldstatus $76,500

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,337 · $111/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 5/10 Major
• 🌡 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: $15,818
• − Mortgage interest: −$10,917
• − Property taxes: −$1,337
• − Insurance: −$974
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$5,670
• Taxable loss: −$5,612
• Est. tax savings @ 24.0%: +$1,347
• After-tax cash flow: $-733/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

+154.8% since first listed

11 events — show timeline

• 2026-04-17 Listed $194,900 SBOR
• 2025-10-23 Sold (Public Records) $103,000 Public Records
• 2025-09-25 Sold (Public Records) $65,000 Public Records
• 2022-04-28 Sold (Public Records) $125,000 Public Records
• 2022-03-14 Delisted — Consolidated MLS
• 2022-02-10 Relisted — Consolidated MLS
• 2022-01-26 Delisted — Consolidated MLS
• 2022-01-03 Price Changed $120,000 Consolidated MLS
• 2021-12-09 Price Changed $130,000 Consolidated MLS
• 2021-10-28 Listed $125,000 Consolidated MLS
• 2006-05-03 Sold (Public Records) $76,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,337 · +1.8% YoY. Source: county tax records.