1796 Kolb Rd · Sumter, SC 29150

$139,000

2 bd · 2.0 ba · 1,343 sqft · SingleFamily public records · 446 Days on market

Built 1967 0.60 ac lot Est $200k · 31% under

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a very nice home. It is very clean. Fenced in back yard. Master bedroom that has a master bath off of it. This home includes a home warranty. Appliances include stove, dishwasher, refrigerator, and microwave. Washer and dryer hook ups.

Key facts

• Storage shed
• Fenced backyard
• Corner lot

Tags

• CORNER LOT
• FENCED BACKYARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Residential single-family property; Single-story entry level
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Porch; Fenced (other); Shed(s); Workshop; Has a view; Paved road with public maintenance

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Total of 5 rooms
• Flooring: Carpet; Vinyl; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Storm windows; Wood burning stove fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Crawl space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (3.6% below list).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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: 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 32% 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 $961 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 446 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $26k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $139k implies a 132% 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; 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 $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 446 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 1967 — 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: 0.96% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $200,107
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1839 Dunbarton Dr	0.40mi	3/1.5 (+1)	1,354 (+1%)	21mo	$169,900	$125	56
1612 Broome St	0.65mi	3/2.0 (+1)	1,312 (-2%)	13mo	$215,000	$164	50
1611 Wheat St	0.60mi	3/2.0 (+1)	1,175 (-12%)	3mo	$174,900	$149	44
1609 Wheat St	0.60mi	3/2.0 (+1)	1,175 (-12%)	5mo	$174,900	$149	42

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-8,993
• Equity at exit: $20,725

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $7,756
• Equity at exit: $12,018

Cash invested: $38,920 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $223

Break-even live

Break-even rent $1,058

Max offer price $139,000

Occupancy floor 78%

Sensitivity live

Price	-10% $301	-5% $262	+0% $223	+5% $183	+10% $144
Rent	-10% $117	-5% $170	+0% $223	+5% $276	+10% $329
Rate	-1.0pp $293	-0.5pp $258	base $223	+0.5pp $187	+1.0pp $150

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $139,000 Active 446 DOM
2. 2026-06-18
   days on market $139,000 Active 445 DOM
3. 2026-06-17
   days on market $139,000 Active 444 DOM
4. 2026-06-16
   days on market $139,000 Active 443 DOM
5. 2026-06-15
   days on market $139,000 Active 442 DOM
6. 2026-06-14
   days on market $139,000 Active 440 DOM
7. 2026-06-13
   days on market $139,000 Active 439 DOM
8. 2026-06-10
   days on market $139,000 Active 437 DOM
9. 2026-06-09
   days on market $139,000 Active 436 DOM
10. 2026-06-08
    days on market $139,000 Active 435 DOM
11. 2026-06-07
    days on market $139,000 Active 434 DOM
12. 2026-06-02
    days on market $139,000 Active 429 DOM
13. 2026-06-01
    days on market $139,000 Active 428 DOM
14. 2026-05-31
    days on market $139,000 Active 427 DOM
15. 2026-05-30
    days on market $139,000 Active 426 DOM
16. 2026-05-20
    status Active
17. 2026-05-20
    price $139,000
18. 2026-04-13
    status Pending
19. 2026-01-12
    price $145,000
20. 2025-10-28
    price $148,999
21. 2025-08-11
    price $149,000
22. 2025-06-24
    price $155,000
23. 2025-03-14
    price $159,000
24. 2025-02-21
    listed $165,000 Active
25. 2013-07-17
    soldstatus $60,000
26. 2013-07-10
    soldstatus $60,000 243-char remark

    Show marketing remark (243 chars)

    This is a very nice home. It is very clean. Fenced in back yard. Master bedroom that has a master bath off of it. This home includes a home warranty. Appliances include stove, dishwasher, refrigerator, and microwave. Washer and dryer hook ups.

27. 2013-05-30
    listed $65,000 243-char remark

    Show marketing remark (243 chars)

    This is a very nice home. It is very clean. Fenced in back yard. Master bedroom that has a master bath off of it. This home includes a home warranty. Appliances include stove, dishwasher, refrigerator, and microwave. Washer and dryer hook ups.

28. 2011-11-03
    soldstatus $50,000
29. 2011-11-03
    soldstatus $50,000
30. 2011-11-03
    soldstatus $50,000
31. 2011-11-03
    soldstatus $50,000
32. 2006-06-01
    soldstatus $68,900
33. 2006-06-01
    soldstatus $68,900
34. 2006-06-01
    soldstatus $68,900
35. 2006-06-01
    soldstatus $68,900

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $792 · $66/mo
• Expected delta: +$208/yr (+$17/mo · 35.5%)

ⓘ 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 6/10 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: $16,077
• − Mortgage interest: −$7,786
• − Property taxes: −$585
• − Insurance: −$695
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$4,044
• Taxable income: $395
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,579/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): 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

+101.7% since first listed

20 events — show timeline

• 2026-05-20 Relisted — SBOR
• 2026-05-20 Price Changed $139,000 SBOR
• 2026-04-13 Pending — SBOR
• 2026-01-12 Price Changed $145,000 SBOR
• 2025-10-28 Price Changed $148,999 SBOR
• 2025-08-11 Price Changed $149,000 SBOR
• 2025-06-24 Price Changed $155,000 SBOR
• 2025-03-14 Price Changed $159,000 SBOR
• 2025-02-21 Listed $165,000 SBOR
• 2013-07-17 Sold (Public Records) $60,000 Public Records
• 2013-07-10 Sold (MLS) $60,000 SBOR
• 2013-05-30 Listed $65,000 SBOR
• 2011-11-03 Sold (Public Records) $50,000 Public Records
• 2011-11-03 Sold (Public Records) $50,000 Public Records
• 2011-11-03 Sold (Public Records) $50,000 Public Records
• 2011-11-03 Sold (Public Records) $50,000 Public Records
• 2006-06-01 Sold (Public Records) $68,900 Public Records
• 2006-06-01 Sold (Public Records) $68,900 Public Records
• 2006-06-01 Sold (Public Records) $68,900 Public Records
• 2006-06-01 Sold (Public Records) $68,900 Public Records

Property tax history

+1.5%/yr

Latest (2025): $585 · +0.3% YoY. Source: county tax records.