255 Tullah Dr · Sumter, SC 29153

$165,000

3 bd · 2.0 ba · 1,234 sqft · Other public records · 182 Days on market

Built 1996 10,018 sqft lot ↓ 6% since listing

---

Why this score? — see what drove the D- 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 +12.9/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Bring the furniture and your clothes, that's all you need to move into this renovated manufactured home in Sumter SC. What is not to like? I mean look at this beauty, it is practically a new home with everything brand spanking-just-out-of-the-box HVAC, wiring, plumbing, baths, roofing, water heater, appliances (even a fridge!), cabinets, toilets, vanities. flooring. Phew! like EVERYTHING!. 1245 sqft home with 4 bedrooms and 2 full bathrooms, perfect for the growing or just starting homeowner. close to Shaw AFB, downtown Sumter and easy drive to Camden and more. Perfect timing to start the year in a new home, call today to make it all yours. Up to $5,000 for buyer to apply to their costs or

Key facts

• Wiring
• Plumbing
• Hvac

Tags

• RENOVATED MANUFACTURED HOME
• HVAC
• WIRING
• PLUMBING
• ROOFING
• WATER HEATER

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story home
• Construction: Crawlspace foundation
• Exterior features: Covered front porch; Paved road access; Vinyl exterior finish

Interior

• Kitchen: Formica countertops; Painted cabinets; Laminate flooring; Microwave above stove; Refrigerator; Free-standing smooth-surface range; Recessed lighting
• Bedrooms: Master bedroom on main level with private bath, separate shower, ceiling fan, and private closet; Bedroom 2 on main level with tub/shower and private closet; Bedroom 3 on main level with tub/shower and private closet; Bedroom 4 on main level with tub/shower and private closet
• Flooring: Laminate flooring throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms on main level
• Heating & cooling: Electric heating; Split-system cooling
• Interior features: Ceiling fans; Smoke detector; Recessed lighting; Laminate flooring in main living areas
• Laundry & utility: Electric hook-ups; Laundry located in heated space off the kitchen (main level); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $-12 ($-140/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (26.9% below list).
• Recommended offer: $121k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Lemira Elementary (math 8% / reading 12%, grade F, #587 of 597 statewide, top 99%, 402 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: 220 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 $1k of loan paydown is wiped out by about $5k 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 182 days — a 12% lower offer ($145k) 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 $120,569 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-27,571
• Equity at exit: $24,602

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-25,331
• Equity at exit: $14,266

Cash invested: $46,200 (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: 220
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-12

Break-even live

Break-even rent $1,220

Max offer price $162,938

Occupancy floor 96%

Sensitivity live

Price	-10% $82	-5% $35	+0% $-12	+5% $-58	+10% $-302
Rent	-10% $-107	-5% $-59	+0% $-12	+5% $36	+10% $84
Rate	-1.0pp $71	-0.5pp $30	base $-12	+0.5pp $-54	+1.0pp $-98

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-08
   days on market $165,000 Active 182 DOM
2. 2026-06-07
   days on market $165,000 Active 181 DOM
3. 2026-06-02
   days on market $165,000 Active 176 DOM
4. 2026-06-01
   days on market $165,000 Active 175 DOM
5. 2026-05-31
   days on market $165,000 Active 174 DOM
6. 2026-05-30
   days on market $165,000 Active 173 DOM
7. 2026-03-13
   price $165,000
8. 2026-02-05
   price $170,000
9. 2025-12-08
   listed $175,000 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: $362 · $30/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$579/yr (+$48/mo · 160.0%)

ⓘ 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 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: $14,468
• − Mortgage interest: −$9,243
• − Property taxes: −$362
• − Insurance: −$825
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$4,800
• Taxable loss: −$3,076
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $598/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

• City population: 67,992
• 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

-5.7% since first listed

3 events — show timeline

• 2026-03-13 Price Changed $165,000 Consolidated MLS
• 2026-02-05 Price Changed $170,000 Consolidated MLS
• 2025-12-08 Listed $175,000 Consolidated MLS

Property tax history

-0.0%/yr

Latest (2025): $362 · +1.2% YoY. Source: county tax records.