2360 Lisbon Dr · Sumter, SC 29154

$110,000

3 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 280 Days on market

Built 1966 2.00 ac lot Est $181k · 39% under ↓ 45% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Special!If you are an investor looking to bring this Property back to life this is the Property for you. Disclaimer: CMLS has not reviewed and, therefore, does not endorse vendors who may appear in listings.

Key facts

• 2 acre lot
• Built 1966
• Listed 279 days

Property features AI

Exterior

• Utilities: Well water; Septic sewer
• Home design: Single-family property
• Construction: Crawlspace foundation
• Exterior features: Wood exterior finish; Paved road access; Property includes approximately 2 acres

Interior

• Bedrooms: Master bedroom located on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Gas heating on first level; Window unit cooling
• Interior features: Total heated area approximately 1,302

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: Alice Drive Elementary (math 46% / reading 46%, grade D-, #217 of 597 statewide, top 37%, 560 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.
• Zoned-school proficiency averages 45% at this address vs 23% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Sumter 01 average implies; a family-tenant draw the district grade alone would hide.
• 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 34% 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 $761 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.64% ✓
• Cap rate: 14.69%
• Cash-on-cash: 30.00%
• DSCR: 2.33
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $180,978
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3601 Beacon Dr	0.51mi	3/2.0	1,298 (-0%)	3mo	$175,000	$135	69
34 Lexington Ct	0.47mi	3/2.0	1,366 (+5%)	1mo	$224,900	$165	65
30 Lexington Ct	0.44mi	3/2.0	1,366 (+5%)	4mo	$234,010	$171	64
485 Albemarle Ct	0.33mi	3/2.0	1,401 (+8%)	10mo	$226,500	$162	59
3521 Landmark Dr	0.69mi	3/2.0	1,290 (-1%)	4mo	$179,000	$139	59
3641 Beacon Dr	0.51mi	3/2.0	1,303 (+0%)	18mo	$179,000	$137	57
3752 Beacon Dr	0.70mi	3/2.0	1,310 (+1%)	8mo	$170,000	$130	55
631 Brushwood Dr	0.72mi	3/2.0	1,287 (-1%)	11mo	$179,000	$139	51
3510 Beacon Dr	0.64mi	3/2.0	1,344 (+3%)	13mo	$179,000	$133	50
42 Beacon Ct	0.74mi	3/2.0	1,304 (+0%)	15mo	$178,000	$137	49
485 Continental Dr	0.41mi	3/2.0	1,474 (+13%)	19mo	$239,000	$162	38

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: 25.8%
• Equity multiple: 2.08×
• Total profit: $33,361
• Equity at exit: $16,401

10-year hold

• IRR: 34.2%
• Equity multiple: 4.29×
• Total profit: $101,222
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $770

Break-even live

Break-even rent $827

Max offer price $110,000

Occupancy floor 52%

Sensitivity live

Price	-10% $832	-5% $801	+0% $770	+5% $739	+10% $708
Rent	-10% $628	-5% $699	+0% $770	+5% $841	+10% $912
Rate	-1.0pp $825	-0.5pp $798	base $770	+0.5pp $741	+1.0pp $712

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $110,000 Active 280 DOM
2. 2026-06-18
   days on market $110,000 Active 279 DOM
3. 2026-06-17
   days on market $110,000 Active 278 DOM
4. 2026-06-16
   days on market $110,000 Active 277 DOM
5. 2026-06-15
   days on market $110,000 Active 276 DOM
6. 2026-06-14
   days on market $110,000 Active 274 DOM
7. 2026-06-13
   days on market $110,000 Active 273 DOM
8. 2026-06-10
   days on market $110,000 Active 271 DOM
9. 2026-06-09
   days on market $110,000 Active 270 DOM
10. 2026-06-08
    days on market $110,000 Active 269 DOM
11. 2026-06-07
    days on market $110,000 Active 268 DOM
12. 2026-06-02
    days on market $110,000 Active 263 DOM
13. 2026-06-01
    days on market $110,000 Active 262 DOM
14. 2026-05-31
    days on market $110,000 Active 261 DOM
15. 2026-05-30
    days on market $110,000 Active 260 DOM
16. 2026-01-06
    price $110,000
17. 2025-10-10
    price $140,000
18. 2025-09-12
    listed $200,000 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: $371 · $31/mo
• Projected year-2 tax: $627 · $52/mo
• Expected delta: +$256/yr (+$21/mo · 69.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $21,624
• − Mortgage interest: −$6,162
• − Property taxes: −$371
• − Insurance: −$550
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$3,200
• Taxable income: $7,882
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $7,348/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

-45.0% since first listed

3 events — show timeline

• 2026-01-06 Price Changed $110,000 Consolidated MLS
• 2025-10-10 Price Changed $140,000 Consolidated MLS
• 2025-09-12 Listed $200,000 Consolidated MLS

Property tax history

-7.1%/yr

Latest (2025): $371 · +0.5% YoY. Source: county tax records.