883 Watts Dr · Sumter, SC 29154

$100,000

3 bd · 1.0 ba · 1,367 sqft · SingleFamily public records · 4 Days on market

Built 1963 0.34 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 +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom brick home is located in a nice neighborhood and located minutes to everything in Sumter. It's a great fixer upper for a couple looking for their first home or a great investment property! Storage building in the backyard and also offers a fenced in backyard. Home is being sold AS IS. No kitchen appliances & HVAC does not work, Inspections are for buyers information only.

Key facts

• Storage building
• Fenced in backyard
• Brick home

Tags

• BRICK HOME
• STORAGE BUILDING
• FENCED IN BACKYARD

Property features AI

Exterior

• Parking: Public paved road access (public maintained road)
• Utilities: Public water; Septic tank
• Home design: Single-family house; One-level
• Construction: Brick construction; Shingle roof
• Exterior features: Patio; Chain link fencing; Shed(s)

Interior

• Kitchen: No built-in appliances listed
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 16.4% 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: Wilder Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 376 students, 100% FRL); Bates Middle (math 9% / reading 21%, grade F, #202 of 229 statewide, top 89%, 569 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 fast (+4.2%/yr); 229 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/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 + 4.2% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

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 $100,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.82% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.22%
• DSCR: 2.61
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $206,417
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2665 Mccrays Mill Rd	0.25mi	3/1.0	1,343 (-2%)	1mo	$172,500	$128	84
120 Wells Ct	0.38mi	3/1.5	1,365 (-0%)	7mo	$118,800	$87	75
2629 Hilldale Dr	0.21mi	3/2.0	1,253 (-8%)	2mo	$178,000	$142	71
2465 Edmunds Dr	0.47mi	3/2.0	1,456 (+6%)	11mo	$200,000	$137	54
2435 Stadium Rd	0.75mi	3/2.0	1,407 (+3%)	7mo	$212,000	$151	50
794 Pitts Rd	0.60mi	3/2.0	1,448 (+6%)	10mo	$200,000	$138	50
747 Bay Springs Dr	0.49mi	3/2.0	1,565 (+14%)	1mo	$257,000	$164	48
2411 Orvis St	0.42mi	3/2.0	1,571 (+15%)	5mo	$249,900	$159	47
2425 Stadium Rd	0.74mi	3/2.0	1,477 (+8%)	7mo	$190,000	$129	42
1055 Kentwood Dr	0.54mi	3/2.0	1,559 (+14%)	10mo	$240,000	$154	39
3075 Foxcroft Cir	0.61mi	3/2.0	1,555 (+14%)	8mo	$249,900	$161	38
3200 Foxcroft Cir	0.72mi	3/2.0	1,561 (+14%)	9mo	$250,000	$160	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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.42×
• Total profit: $39,783
• Equity at exit: $14,910

10-year hold

• IRR: 40.8%
• Equity multiple: 5.04×
• Total profit: $113,051
• 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 29154

• Home prices YoY: -32.7%
• Rents YoY: 4.2%
• Active inventory: 229
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,815 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$23 /mo · $273/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $845

Break-even live

Break-even rent $745

Max offer price $100,000

Occupancy floor 48%

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 2 events

1. 2026-05-22
   status Pending
2. 2026-05-18
   listed $100,000 Active

ⓘ 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: $273 · $23/mo
• Projected year-2 tax: $570 · $48/mo
• Expected delta: +$297/yr (+$25/mo · 108.7%)

ⓘ 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 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: $21,781
• − Mortgage interest: −$5,602
• − Property taxes: −$273
• − Insurance: −$500
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$2,909
• Taxable income: $9,012
• Est. tax owed @ 24.0%: −$2,163
• After-tax cash flow: $7,978/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

• County: Sumter County · 76,912 people
• City population: 67,992
• Metro: Sumter, SC
• Population (ZIP): 29,454
• Household income: $62,772
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 338.0

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 0.59)
• Race & ethnicity: White 53% Black 36% Two or more races 8% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 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: ▼ -76.65%
• Current HPI: 157.8545
• Rent YoY: ▲ 4.19%
• 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

2 events — show timeline

• 2026-05-22 Pending — SBOR
• 2026-05-18 Listed $100,000 SBOR

Property tax history

+3.6%/yr

Latest (2025): $273 · +0.6% YoY. Source: county tax records.