109 Pack Rd · Lakewood, SC 29150

$100,000

4 bd · 2.0 ba · 1,817 sqft · SingleFamily public records · 43 Days on market

Built 1963 0.36 ac 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 +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large lot, huge bedrooms, furniture left in house is negotiable in the sale. Well kept and a great price for a starter home or retired couple

Key facts

• 0.36 acre lot
• Built 1963
• Listed 42 days

Property features AI

Exterior

• Utilities: Well water; Septic tank
• Home design: Single-family house; One level
• Construction: Shingle roof
• Exterior features: Covered patio; Patio; Partial fencing; Shed(s); Has view

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Refrigerator included; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#277 in SC) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Pocalla Springs Elementary (math 14% / reading 17%, grade F, #539 of 597 statewide, top 91%, 652 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: 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 37% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $59k; list at $100k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.57% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.08%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $243,478
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1815 Talisker Dr	0.68mi	3/2.5 (-1)	1,855 (+2%)	8mo	$249,000	$134	51
448 Seminole Rd	0.52mi	3/1.5 (-1)	1,584 (-13%)	8mo	$155,000	$98	41
1745 Glenmorangie Dr	0.68mi	3/2.0 (-1)	1,563 (-14%)	3mo	$218,000	$139	37

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: 16.8%
• Equity multiple: 1.67×
• Total profit: $18,889
• Equity at exit: $14,910

10-year hold

• IRR: 25.0%
• Equity multiple: 3.13×
• Total profit: $59,715
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,573 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $562

Break-even live

Break-even rent $862

Max offer price $100,000

Occupancy floor 59%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $100,000 Active 43 DOM
2. 2026-06-18
   days on market $100,000 Active 42 DOM
3. 2026-06-17
   days on market $100,000 Active 41 DOM
4. 2026-06-16
   days on market $100,000 Active 40 DOM
5. 2026-06-15
   days on market $100,000 Active 39 DOM
6. 2026-06-14
   days on market $100,000 Active 37 DOM
7. 2026-06-13
   days on market $100,000 Active 36 DOM
8. 2026-06-10
   days on market $100,000 Active 34 DOM
9. 2026-06-09
   days on market $100,000 Active 33 DOM
10. 2026-06-08
    days on market $100,000 Active 32 DOM
11. 2026-06-07
    days on market $100,000 Active 31 DOM
12. 2026-06-02
    days on market $100,000 Active 26 DOM
13. 2026-06-01
    days on market $100,000 Active 25 DOM
14. 2026-05-31
    days on market $100,000 Active 24 DOM
15. 2026-05-30
    days on market $100,000 Active 23 DOM
16. 2026-05-07
    listed $100,000 Active
17. 2018-09-17
    soldstatus $59,000
18. 2018-09-12
    soldstatus $59,000 141-char remark

    Show marketing remark (141 chars)

    Large lot, huge bedrooms, furniture left in house is negotiable in the sale. Well kept and a great price for a starter home or retired couple

19. 2018-06-25
    listed $68,000 141-char remark

    Show marketing remark (141 chars)

    Large lot, huge bedrooms, furniture left in house is negotiable in the sale. Well kept and a great price for a starter home or retired couple

ⓘ 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: $1,377 · $115/mo
• Projected year-2 tax: $1,377 · $115/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 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: $18,877
• − Mortgage interest: −$5,602
• − Property taxes: −$1,377
• − Insurance: −$500
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$2,909
• Taxable income: $5,468
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $5,430/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 — Lakewood

• Score: 57/100
• State rank: #277
• US rank: #21925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood, SC
• County: Sumter County · 76,912 people
• 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

+47.1% since first listed

4 events — show timeline

• 2026-05-07 Listed $100,000 SBOR
• 2018-09-17 Sold (Public Records) $59,000 Public Records
• 2018-09-12 Sold (MLS) $59,000 SBOR
• 2018-06-25 Listed $68,000 SBOR

Property tax history

+0.4%/yr

Latest (2025): $1,377 · +1.0% YoY. Source: county tax records.