404 W Hampton Ave · Sumter, SC 29150

$180,000

2 bd · 3.0 ba · 1,781 sqft · SingleFamily public records · 283 Days on market

Built 1910 7,405 sqft lot Est $217k · 17% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• 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
• 1% rule +2.2/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! Here's your chance to own an income producing Triplex right in the heart of Sumter! Subject to Tenants Rights - Must have 24 hour appointment to view. No Cameras inside occupied units. Do not disturb tenants. Sold As-Is

Key facts

• 7,405 sq ft lot
• Built 1910
• Listed 283 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; Paved, publicly maintained road access
• Home design: Triplex residential income property; Duplex structure type
• Construction: Vinyl siding; Wood siding; Asphalt roof; Crawl space foundation; Built on a 0.17-acre lot (approx. 55 x 140)
• Exterior features: No notable exterior features listed; No fencing

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Other

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (27.7% below list).
• Recommended offer: $130k (27.7% 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: Willow Drive Elementary (math 8% / reading 12%, grade F, #587 of 597 statewide, top 99%, 551 students, 100% FRL); Alice Drive Middle (math 23% / reading 34%, grade F, #144 of 229 statewide, top 63%, 841 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); 384 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 $5k 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 283 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $130,138 (27.7% 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 283 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — 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: 0.72% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $217,282
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Calhoun Pl	0.23mi	3/2.5 (+1)	1,800 (+1%)	18mo	$314,000	$174	65
35 Wright St	0.29mi	3/2.0 (+1)	1,572 (-12%)	5mo	$135,000	$86	54
116 Mood Ave	0.55mi	3/2.0 (+1)	1,910 (+7%)	2mo	$230,000	$120	52
118 Mcqueen St	0.38mi	3/1.0 (+1)	1,616 (-9%)	3mo	$117,000	$72	51
24 Folsom St	0.46mi	3/2.0 (+1)	1,719 (-4%)	20mo	$209,000	$122	47
108 Council St #106	0.42mi	3/2.0 (+1)	1,609 (-10%)	10mo	$90,000	$56	47
34 Chestnut St	0.49mi	3/2.0 (+1)	1,701 (-4%)	17mo	$181,000	$106	46
422 Haynsworth St	0.73mi	3/2.0 (+1)	1,658 (-7%)	3mo	$225,000	$136	43
10 Warren Ct	0.60mi	3/2.0 (+1)	1,600 (-10%)	6mo	$229,900	$144	41
8 Warren Ct	0.60mi	3/2.0 (+1)	1,564 (-12%)	5mo	$235,000	$150	39
905 Bartlette St	0.46mi	3/2.0 (+1)	1,549 (-13%)	15mo	$170,000	$110	36
34 Mason Croft Dr	0.67mi	3/2.0 (+1)	1,659 (-7%)	21mo	$253,000	$153	31

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-40,079
• Equity at exit: $26,839

10-year hold

• IRR: -19.1%
• Equity multiple: -0.00×
• Total profit: $-50,618
• Equity at exit: $15,563

Cash invested: $50,400 (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: 384
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-162

Break-even live

Break-even rent $1,506

Max offer price $151,400

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-111	+0% $-162	+5% $-213	+10% $-264
Rent	-10% $-265	-5% $-213	+0% $-162	+5% $-110	+10% $-59
Rate	-1.0pp $-71	-0.5pp $-116	base $-162	+0.5pp $-209	+1.0pp $-256

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $180,000 Active 283 DOM
2. 2026-06-19
   days on market $180,000 Active 281 DOM
3. 2026-06-18
   days on market $180,000 Active 280 DOM
4. 2026-06-17
   days on market $180,000 Active 279 DOM
5. 2026-06-16
   days on market $180,000 Active 278 DOM
6. 2026-06-15
   days on market $180,000 Active 277 DOM
7. 2026-06-14
   days on market $180,000 Active 275 DOM
8. 2026-06-13
   days on market $180,000 Active 274 DOM
9. 2026-06-10
   days on market $180,000 Active 272 DOM
10. 2026-06-09
    days on market $180,000 Active 271 DOM
11. 2026-06-08
    days on market $180,000 Active 270 DOM
12. 2026-06-07
    days on market $180,000 Active 269 DOM
13. 2026-06-02
    days on market $180,000 Active 264 DOM
14. 2026-06-01
    days on market $180,000 Active 263 DOM
15. 2026-05-31
    days on market $180,000 Active 262 DOM
16. 2026-05-30
    days on market $180,000 Active 261 DOM
17. 2025-09-09
    historical $675
18. 2025-08-28
    listed $180,000 Active
19. 2025-08-21
    listed $675

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,053 · $171/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $15,617
• − Mortgage interest: −$10,083
• − Property taxes: −$2,053
• − Insurance: −$900
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$5,236
• Taxable loss: −$5,154
• Est. tax savings @ 24.0%: +$1,237
• After-tax cash flow: $-706/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

3 events — show timeline

• 2025-09-09 Rental Removed $675 SBOR
• 2025-08-28 Listed $180,000 SBOR
• 2025-08-21 Listed for Rent $675 SBOR

Property tax history

+0.7%/yr

Latest (2025): $2,053 · +1.4% YoY. Source: county tax records.