1262 N Main St · Mulberry, SC 29153

$120,000

3 bd · 2.0 ba · 2,171 sqft · SingleFamily · 31 Days on market

Built 1959 Fair condition 0.59 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A very spacious beautiful brick home. Large 3 bedroom/2 bath house with over 2100 square ft. Nice hardwood floors and fireplace. Seller updated the A/C unit in 2011. Two-Car Carport along with a large separate detached garage that could very well be used as a work shop or a repair shop. Built-in greenhouse and sun porch. Could be a great family home or investment property!! ALL OFFERS ARE WELCOME!

Key facts

• 2 car carport
• Shed
• 2 fireplaces

Tags

• 2 FIREPLACES
• SHED
• 2 CAR CARPORT
• ONE CAR DETACHED GARAGE

Property features AI

Exterior

• Parking: Three total parking spaces; One-car garage; Attached carport; Two-car carport; Detached parking
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; One story
• Construction: Brick construction; Shingle roof
• Exterior features: Patio/porch (other); Chain link fencing; Shed(s) on the property; Paved road access; Publicly maintained road

Interior

• Kitchen: No appliances included
• Flooring: Hardwood flooring; Linoleum flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Eat-in kitchen; Fireplace (other type)
• Laundry & utility: Washer hookup; Electric dryer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 49/100 on livability (#373 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living 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: 216 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $81k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $271,375
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Buckingham Ct	0.70mi	4/2.5 (+1)	2,206 (+2%)	14mo	$275,000	$125	46
1008 Marilyn Ave	0.63mi	3/2.0	1,857 (-14%)	19mo	$55,000	$30	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,356
• Equity at exit: $17,892

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $15,694
• Equity at exit: $10,375

Cash invested: $33,600 (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 29153

• Active inventory: 216
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,349 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $237

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-15
   status $120,000 Pending 31 DOM
2. 2026-06-15
   days on market $120,000 Active 31 DOM
3. 2026-06-14
   days on market $120,000 Active 29 DOM
4. 2026-06-13
   days on market $120,000 Active 28 DOM
5. 2026-06-10
   days on market $120,000 Active 26 DOM
6. 2026-06-09
   days on market $120,000 Active 25 DOM
7. 2026-06-08
   days on market $120,000 Active 24 DOM
8. 2026-06-07
   days on market $120,000 Active 23 DOM
9. 2026-06-02
   days on market $120,000 Active 18 DOM
10. 2026-06-01
    days on market $120,000 Active 17 DOM
11. 2026-05-31
    days on market $120,000 Active 16 DOM
12. 2026-05-30
    days on market $120,000 Active 15 DOM
13. 2026-05-14
    listed $120,000 Active
14. 2025-09-18
    price $140,000
15. 2025-08-15
    listed $170,000 Active
16. 2016-06-30
    soldstatus $81,000 400-char remark

    Show marketing remark (400 chars)

    A very spacious beautiful brick home. Large 3 bedroom/2 bath house with over 2100 square ft. Nice hardwood floors and fireplace. Seller updated the A/C unit in 2011. Two-Car Carport along with a large separate detached garage that could very well be used as a work shop or a repair shop. Built-in greenhouse and sun porch. Could be a great family home or investment property!! ALL OFFERS ARE WELCOME!

17. 2015-07-09
    listed $89,900 400-char remark

    Show marketing remark (400 chars)

    A very spacious beautiful brick home. Large 3 bedroom/2 bath house with over 2100 square ft. Nice hardwood floors and fireplace. Seller updated the A/C unit in 2011. Two-Car Carport along with a large separate detached garage that could very well be used as a work shop or a repair shop. Built-in greenhouse and sun porch. Could be a great family home or investment property!! ALL OFFERS ARE WELCOME!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $16,191
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$3,491
• Taxable income: $987
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,602/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including painting, flooring, and exterior repairs, to improve its condition and value.

Repairs flagged

• Major Brick siding — Significant weathering and discoloration
• Major Roof — Aged appearance with discoloration
• Major Hardwood floors — Worn and in need of refinishing
• Major Paint — Chipped and faded, needs repainting

Value-add opportunities

• Both Painting and repainting throughout — Fresh paint enhances curb appeal and interior aesthetics
• Both Floor refinishing — Refinished hardwood floors improve appearance and value
• Both Roof replacement — New roof extends home's lifespan and improves curb appeal
• Both Exterior siding repair — Repairing weathered brick siding improves home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Brick siding · Significant weathering and discoloration	Major	$15,000–50,000
Roof · Aged appearance with discoloration	Major	$15,000–50,000
Hardwood floors · Worn and in need of refinishing	Major	$15,000–50,000
Paint · Chipped and faded, needs repainting	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting and repainting throughout — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Floor refinishing — Refinished hardwood floors improve appearance and value ↑
• Both Roof replacement — New roof extends home's lifespan and improves curb appeal ↑
• Both Exterior siding repair — Repairing weathered brick siding improves home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Mulberry

• Score: 49/100
• State rank: #373
• US rank: #25994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,101

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 Black (57%)
• Race & ethnicity: Black 57% White 35% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Slovak 1% Serbian 1% Scotch-Irish 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 4% Vietnamese 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: ▼ -110.70%
• Current HPI: 128.7395
• 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

+33.5% since first listed

5 events — show timeline

• 2026-05-14 Listed $120,000 SBOR
• 2025-09-18 Price Changed $140,000 Consolidated MLS
• 2025-08-15 Listed $170,000 Consolidated MLS
• 2016-06-30 Sold (MLS) $81,000 SBOR
• 2015-07-09 Listed $89,900 SBOR