1385 Peach Orchard Rd · Sumter, SC 29154

$199,900

4 bd · 2.5 ba · 3,443 sqft · SingleFamily public records · 100 Days on market

Built 1962 1.73 ac lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• 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

This property is 1,73 acres and could be a beautiful homesite or commercial property. House had a fire inside and has fire damage. someone could renovate the house or tear it down and build a brand new home. wrought iron gates going into the property.

Key facts

• Wrought iron gates
• 1.73 acre lot
• Built 1962

Tags

• WROUGHT IRON GATES

Property features AI

Finance

• Other: Property type: Residential single-family; Lot size approximately 1.73 acres (dimensions: 348 x 295 x 211 x 269); Directions: Hwy 378 toward Columbia, right on Peach Orchard Rd; property on the right
• Financial info: No financial or investor details provided
• HOA & community: No HOA information listed

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: Single-family residence; One level
• Construction: Brick construction; Shingle roof
• Exterior features: Wood, chain link, and wrought iron fencing; Shed(s) on the property; Paved public road access

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: Total of 3 rooms (bedroom count not specified)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating specified; No cooling specified
• Interior features: Crawl space basement; No built-in appliances noted
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $272 ($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 $186k (7.0% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Hillcrest Middle (math 26% / reading 33%, grade F, #139 of 229 statewide, top 61%, 364 students, 100% FRL); Crestwood High (math 32% / reading 71%, grade D+, #146 of 196 statewide, top 75%, 1,100 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 40% at this address vs 23% district-wide (+18 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 36% 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 $1k of loan paydown is wiped out by about $6k 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 100 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $159k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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: 0.93% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.19% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-12,888
• Equity at exit: $29,806

10-year hold

• IRR: 4.7%
• Equity multiple: 1.36×
• Total profit: $20,225
• Equity at exit: $17,284

Cash invested: $55,972 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,859 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $272

Break-even live

Break-even rent $1,515

Max offer price $199,900

Occupancy floor 80%

Sensitivity live

Price	-10% $385	-5% $329	+0% $272	+5% $216	+10% $159
Rent	-10% $125	-5% $199	+0% $272	+5% $346	+10% $419
Rate	-1.0pp $373	-0.5pp $323	base $272	+0.5pp $220	+1.0pp $168

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $199,900 Active 100 DOM
2. 2026-06-18
   days on market $199,900 Active 99 DOM
3. 2026-06-17
   days on market $199,900 Active 98 DOM
4. 2026-06-16
   days on market $199,900 Active 97 DOM
5. 2026-06-15
   days on market $199,900 Active 96 DOM
6. 2026-06-14
   days on market $199,900 Active 94 DOM
7. 2026-06-13
   days on market $199,900 Active 93 DOM
8. 2026-06-10
   days on market $199,900 Active 91 DOM
9. 2026-06-09
   days on market $199,900 Active 90 DOM
10. 2026-06-08
    days on market $199,900 Active 89 DOM
11. 2026-06-07
    days on market $199,900 Active 88 DOM
12. 2026-06-02
    days on market $199,900 Active 83 DOM
13. 2026-06-01
    days on market $199,900 Active 82 DOM
14. 2026-05-31
    days on market $199,900 Active 81 DOM
15. 2026-05-30
    days on market $199,900 Active 80 DOM
16. 2026-03-10
    listed $199,900 Active
17. 2012-10-31
    soldstatus $158,900
18. 2011-11-29
    soldstatus $158,900
19. 2011-11-28
    soldstatus $158,900
20. 2011-11-28
    soldstatus $158,900

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$360/yr (+$30/mo · 46.2%)

ⓘ 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 ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $22,310
• − Mortgage interest: −$11,198
• − Property taxes: −$779
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$5,815
• Taxable loss: −$51
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $3,279/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

+25.8% since first listed

5 events — show timeline

• 2026-03-10 Listed $199,900 SBOR
• 2012-10-31 Sold (Public Records) $158,900 Public Records
• 2011-11-29 Sold (Public Records) $158,900 Public Records
• 2011-11-28 Sold (Public Records) $158,900 Public Records
• 2011-11-28 Sold (Public Records) $158,900 Public Records

Property tax history

-2.6%/yr

Latest (2025): $779 · -0.2% YoY. Source: county tax records.