33 White St · Sumter, SC 29150

$39,000

3 bd · 1.0 ba · 1,115 sqft · SingleFamily public records · 211 Days on market

Built 1930 9,016 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 charming 3 bed, 1 bath home offers an excellent opportunity for investors or handy buyers looking to add value. Long used as a reliable, cash flowing rental, the property has a proven track record and solid bones. While it could benefit from some TLC and updates the home has plenty of potential. The large yard provides room for outdoor living or future improvements, and the convenient location places you close to local amenities, schools, and commuter routes. Whether you?re seeking your next investment property or a home you can personalize over time, this property delivers a rare combination of affordability, stability, and upside. Don't miss the chance to make it your own and unlock

Key facts

• Large yard
• Convenient location
• Local amenities

Tags

• LARGE YARD
• CONVENIENT LOCATION
• OUTDOOR LIVING
• LOCAL AMENITIES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Block exterior finish; Faces not specified
• Construction: Slab foundation
• Exterior features: Covered front porch; Paved road access

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on main level; Bedroom 2 on main level; Bedroom 3 on main level
• Bathrooms: One full bathroom; Second full bathroom
• Heating & cooling: Central heating; Central air conditioning; 1,115 total heated square feet
• Interior features: Family room on main level; Kitchen on main level

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 $869 ($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 33.0% 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 34% 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

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 1930 — 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: 3.66% ✓
• Cap rate: 33.04%
• Cash-on-cash: 95.53%
• DSCR: 5.25
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $182,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
485 Allen Dr	0.35mi	3/2.0	1,100 (-1%)	4mo	$182,000	$165	74
167 Poinsett Dr	0.52mi	3/1.0	1,070 (-4%)	8mo	$153,000	$143	63
1106 Russell Ave	0.52mi	3/2.0	1,100 (-1%)	11mo	$179,900	$164	60
1114 Russell Ave	0.52mi	3/2.0	1,100 (-1%)	11mo	$179,900	$164	60
1110 Russell Ave	0.52mi	3/2.0	1,100 (-1%)	12mo	$179,900	$164	60
1112 Russell Ave	0.52mi	3/2.0	1,100 (-1%)	12mo	$179,900	$164	60
1108 Russell Ave	0.53mi	3/2.0	1,100 (-1%)	13mo	$182,000	$165	58
1116 Russell Ave	0.54mi	3/2.0	1,100 (-1%)	14mo	$183,245	$167	57
1118 Russell Ave	0.55mi	3/2.0	1,100 (-1%)	15mo	$182,400	$166	56
1124 Russell Ave	0.56mi	3/2.0	1,100 (-1%)	16mo	$182,490	$166	55
1132 Russell Ave	0.56mi	3/2.0	1,100 (-1%)	16mo	$180,000	$164	54
1093 Sterling St	0.63mi	3/1.5	1,243 (+12%)	6mo	$110,000	$88	45

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: 95.9%
• Equity multiple: 5.43×
• Total profit: $48,422
• Equity at exit: $5,815

10-year hold

• IRR: 98.5%
• Equity multiple: 11.16×
• Total profit: $110,906
• 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: $1,428 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $869

Break-even live

Break-even rent $327

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 $34,500

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $455 · $38/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: $17,135
• − Mortgage interest: −$2,185
• − Property taxes: −$455
• − Insurance: −$195
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$1,135
• Taxable income: $10,424
• Est. tax owed @ 24.0%: −$2,502
• After-tax cash flow: $7,931/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

+13.0% 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 $34,500 Consolidated MLS

Property tax history

-1.0%/yr

Latest (2025): $455 · +1.9% YoY. Source: county tax records.