4615 Camden Hwy · Dalzell, SC 29040

$175,000

3 bd · 1.5 ba · 1,203 sqft · SingleFamily public records · 5 Days on market

Built 1979 0.87 ac lot Est $191k · 9% 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 +21.8/30.0
• ARV discount +11.3/15.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 Bedroom, 1.5 Bath home with large Eat-In Kitchen, Living Room, and Laundry Room. 1 Car Carport and a Detached Carport. There is Front Porch and a Patio. Fenced in rear yard with a Storage Shed in back. All appliances will convey. The home is on 0.46 acre lot and there is an additional 0.41 acre lot. This home has a newer roof and HVAC and newer windows.

Key facts

• Laundry room
• Front porch
• Fenced in rear yard

Tags

• EAT-IN KITCHEN
• LAUNDRY ROOM
• FRONT PORCH
• PATIO
• FENCED IN REAR YARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

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 $166k (4.9% below list).
• Recommended offer: $166k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 5.1% in Dalzell — 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 64/100 on livability (#148 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety 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: 51 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($66k/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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $107k; list at $175k implies a 64% 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; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,454 (4.9% below list)

Questions for the listing agent

1. Built in 1979 — 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 F-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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $191,277
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4615 Camden Hwy	0.00mi	3/1.5	1,202 (-0%)	1mo	$175,000	$146	99
3285 Valencia Dr	0.06mi	3/2.0	1,266 (+5%)	9mo	$212,000	$167	79
3250 Valencia Dr	0.11mi	3/2.0	1,289 (+7%)	12mo	$200,000	$155	71
3255 Valencia Dr	0.08mi	3/2.0	1,339 (+11%)	6mo	$212,625	$159	70
4425 Maxie St	0.37mi	3/2.0	1,321 (+10%)	6mo	$209,000	$158	60
4445 Maxie St	0.33mi	3/2.0	1,315 (+9%)	10mo	$220,000	$167	59
4495 Maxie St	0.24mi	3/2.0	1,340 (+11%)	14mo	$214,900	$160	56
4035 Delaware Dr	0.72mi	3/2.0	1,263 (+5%)	1mo	$205,000	$162	56
4145 Lemacks St	0.73mi	3/1.0	1,088 (-10%)	2mo	$168,000	$154	46
3370 Sportsman Dr	0.54mi	3/2.0	1,351 (+12%)	21mo	$210,000	$155	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-11,105
• Equity at exit: $26,093

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $12,331
• Equity at exit: $15,131

Cash invested: $49,000 (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 29040

• Home prices YoY: -14.3%
• Active inventory: 51
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $272

Break-even live

Break-even rent $1,320

Max offer price $175,000

Occupancy floor 79%

Sensitivity live

Price	-10% $371	-5% $322	+0% $272	+5% $223	+10% $173
Rent	-10% $141	-5% $206	+0% $272	+5% $338	+10% $404
Rate	-1.0pp $360	-0.5pp $317	base $272	+0.5pp $227	+1.0pp $181

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-22
   status Pending
2. 2026-04-17
   listed $175,000 Active
3. 2020-04-29
   soldstatus $107,000 362-char remark

   Show marketing remark (362 chars)

   Nice 3 Bedroom, 1.5 Bath home with large Eat-In Kitchen, Living Room, and Laundry Room. 1 Car Carport and a Detached Carport. There is Front Porch and a Patio. Fenced in rear yard with a Storage Shed in back. All appliances will convey. The home is on 0.46 acre lot and there is an additional 0.41 acre lot. This home has a newer roof and HVAC and newer windows.

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $998 · $83/mo
• Expected delta: +$370/yr (+$31/mo · 59.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 15 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: $19,974
• − Mortgage interest: −$9,803
• − Property taxes: −$627
• − Insurance: −$875
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$5,091
• Taxable income: $383
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $3,173/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 — Dalzell

• Score: 64/100
• State rank: #148
• US rank: #14046

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment C Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dalzell, SC
• County: Sumter County · 76,912 people
• City population: 8,920
• Metro: Sumter, SC
• Population (ZIP): 8,920
• Household income: $65,978
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 206.0

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 0.56)
• Race & ethnicity: White 55% Black 38% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -28.54%
• Current HPI: 171.5211
• Rent YoY: —
• 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

+63.6% since first listed

3 events — show timeline

• 2026-04-22 Pending — SBOR
• 2026-04-17 Listed $175,000 SBOR
• 2020-04-29 Sold (MLS) $107,000 SBOR

Property tax history

+9.9%/yr

Latest (2025): $627 · +0.3% YoY. Source: county tax records.