251 Rast St Unit N4 · Sumter, SC 29150

$65,000

2 bd · 2.0 ba · 900 sqft · SingleFamily · 15 Days on market

Built 1974 Est $53k · 22% over $19/mo HOA · 2% of rent

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

Listing remarks MLS

Exciting cash flow investment opportunity with tenants in place. Spacious 2BR/2BA condo on the lower level. Close to shopping, restaurants, and medical offices. Tenants rights apply. Set your appointment today (24-48 hours notice required). Being sold as-is. Don't miss out. Bring all offers. HOA Includes: Common area maintenance

Key facts

• Outside patio
• Eat-in kitchen
• $19 HOA

Tags

• EAT-IN KITCHEN
• FULL-SIZE WASHER DRYER HOOKUPS
• OUTSIDE PATIO
• SHORT WALK TO SUMTER MALL
• MULTIPLE RESTAURANTS AND SHOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: Willow Drive Elementary (math 8% / reading 12%, grade F, #587 of 597 statewide, top 99%, 551 students, 100% FRL); Ebenezer Middle (math 10% / reading 24%, grade F, #191 of 229 statewide, top 85%, 371 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: Rents rising (+2.5%/yr); 376 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 $449 of loan paydown is wiped out by about $2k 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 + 2.5% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $41k; list at $65k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.89%
• DSCR: 2.46
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $53,100
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Rast Ground Level St Bldg I Apt 4	0.09mi	2/2.0	900 (0%)	16mo	$27,000	$30	83
251 Rast St Unit N8	0.09mi	2/2.0	900 (0%)	21mo	$52,500	$58	79
251 Rast St Unit B4	0.09mi	2/2.0	900 (0%)	22mo	$53,000	$59	77
251 Rast St Unit B7	0.09mi	2/2.0	850 (-6%)	21mo	$50,000	$59	69
28 Gertrude Dr	0.29mi	3/1.0 (+1)	986 (+10%)	5mo	$80,000	$81	57
21 Sims St	0.74mi	2/1.0	828 (-8%)	18mo	$32,000	$39	33

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: 27.5%
• Equity multiple: 2.14×
• Total profit: $20,720
• Equity at exit: $9,692

10-year hold

• IRR: 34.8%
• Equity multiple: 4.12×
• Total profit: $56,836
• Equity at exit: $5,620

Cash invested: $18,200 (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 29150

• Rents YoY: 2.5%
• Active inventory: 376
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$19
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $499

Break-even live

Break-even rent $593

Max offer price $65,000

Occupancy floor 54%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 4 events

1. 2025-11-28
   status Pending
2. 2025-11-13
   listed $65,000 Active
3. 2022-07-22
   soldstatus $41,000 330-char remark

   Show marketing remark (330 chars)

   Exciting cash flow investment opportunity with tenants in place. Spacious 2BR/2BA condo on the lower level. Close to shopping, restaurants, and medical offices. Tenants rights apply. Set your appointment today (24-48 hours notice required). Being sold as-is. Don't miss out. Bring all offers. HOA Includes: Common area maintenance

4. 2020-10-30
   soldstatus $27,000 255-char remark

   Show marketing remark (255 chars)

   2 Bedroom/ 2 Bathroom Unit. NEW carpet & bathroom flooring, NEW kitchen countertops, backsplash, and painting all done in 2019!!! Great investment property!! Tenant rights apply. Please allow 24 hours for showing. HOA Includes: Common area maintance

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $14,690
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − HOA: −$228
• − Depreciation: −$1,891
• Taxable income: $5,280
• Est. tax owed @ 24.0%: −$1,267
• After-tax cash flow: $4,720/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

• Census place: Sumter, SC
• 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

+140.7% since first listed

4 events — show timeline

• 2025-11-28 Pending — SBOR
• 2025-11-13 Listed $65,000 SBOR
• 2022-07-22 Sold (MLS) $41,000 SBOR
• 2020-10-30 Sold (MLS) $27,000 SBOR