1110 Makayla Ln · Wedgefield, SC 29168

$279,000

3 bd · 2.0 ba · 1,610 sqft · Other · 3 Days on market

Built 2024 0.77 ac lot

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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).

• Cash flow +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +1.9/10.0

Listing remarks

Welcome home to this charming single-level ranch nestled on a beautifully established . 77-acre lot with no HOA to worry about! Built in 2024, it has been professionally decorated throughout. This all-electric home greets you with a wide and welcoming entryway. Keep walking and enjoy a vaulted great room that fills the space with light and openness, while the heart of the home—a cook’s kitchen—shines with a stainless steel farmhouse sink, an abundance of white shaker-style cabinetry with soft-close drawers, and elegant moldings that add a polished, custom touch. Step outside to your covered back porch complete with a ceiling fan and an extra concrete pad, perfect for relax

Key facts

• Vaulted great room
• Single level ranch
• No hoa

Tags

• SINGLE LEVEL RANCH
• NO HOA
• VAULTED GREAT ROOM
• COOK'S KITCHEN
• STAINLESS STEEL FARMHOUSE SINK
• WHITE SHAKER STYLE CABINETRY

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Septic sewer
• Home design: Single-story home
• Construction: Slab foundation
• Exterior features: Covered back porch; Patio; Vinyl exterior finish; Paved road access

Interior

• Kitchen: Eat-in kitchen; Granite countertops; Painted cabinets; Dishwasher; Disposal; Self-cleaning smooth-surface range
• Bedrooms: Primary bedroom on main level with double vanity, private bath, separate shower, walk-in closet and separate water closet; Second bedroom on main level with shared bath, walk-in closet and ceiling fan; Third bedroom on main level with shared bath and ceiling fan
• Flooring: Luxury vinyl plank flooring in kitchen and great room
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating and cooling; Electric heating; Heat pump on first level; Split system; Thermopane energy windows
• Interior features: Ceiling fans; Garage door opener; Attic with pull-down access; Vaulted ceilings in great room; Recessed lighting
• Laundry & utility: Laundry on main level in heated space (near/at bath)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $279k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (28.3% below list).
• Recommended offer: $200k (28.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#192 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment 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: Manchester Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 383 students, 100% FRL); Furman Middle (math 9% / reading 23%, grade F, #196 of 229 statewide, top 87%, 729 students, 100% FRL); Lakewood High (math 12% / reading 67%, grade F, #180 of 196 statewide, top 93%, 1,036 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: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.7% local appreciation)).
• Sumter County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $200,000 (28.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.47×
• Total profit: $36,891
• Equity at exit: $136,882

10-year hold

• IRR: 10.2%
• Equity multiple: 2.65×
• Total profit: $128,621
• Equity at exit: $220,307

Cash invested: $78,120 (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 29168

• Home prices YoY: 3.7%
• Active inventory: 7
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-115

Break-even live

Break-even rent $2,146

Max offer price $258,610

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-36	+0% $-115	+5% $-194	+10% $-273
Rent	-10% $-273	-5% $-194	+0% $-115	+5% $-36	+10% $43
Rate	-1.0pp $25	-0.5pp $-44	base $-115	+0.5pp $-188	+1.0pp $-261

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5625 Tillman Nursery Rd Wedgefield, SC	3.0	2.0	1705	$2,000	$1.17	25d	1	0.10mi

Listing history 3 events

1. 2026-06-22
   days on market $279,000 Active 3 DOM
2. 2026-06-18
   remarks 681-char remark
3. 2026-06-18
   listed $279,000 Active 1 DOM

ⓘ 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: $1,393 · $116/mo
• Projected year-2 tax: $1,590 · $133/mo
• Expected delta: +$197/yr (+$16/mo · 14.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$15,628
• − Property taxes: −$1,393
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$8,116
• Taxable loss: −$6,373
• Est. tax savings @ 24.0%: +$1,529
• After-tax cash flow: $144/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 — Wedgefield

• Score: 62/100
• State rank: #192
• US rank: #16586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wedgefield, SC
• Population (ZIP): 2,583

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: Majority White (51%)
• Race & ethnicity: White 51% Black 44% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada

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: ▲ 3.72%
• Current HPI: 103.827
• 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

+316.4% since first listed

3 events — show timeline

• 2026-06-18 Listed $279,000 Consolidated MLS
• 2024-07-05 Sold (Public Records) $257,600 Public Records
• 2023-11-01 Sold (Public Records) $67,000 Public Records

Property tax history

+752.7%/yr

Latest (2025): $1,393 · +752.7% YoY. Source: county tax records.