21 Vernon Dr · South Sumter, SC 29150

$167,000

2 bd · 3.0 ba · 1,505 sqft · SingleFamily public records · 19 Days on market

Built 1956 0.34 ac lot Est $138k · 21% over

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Why this score? — see what drove the F 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 +12.3/30.0
• DSCR +3.6/10.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Livability +2.8/5.0
• 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

This newly renovated family home is nestled off of a quiet road and makes for a great starter home! Home has a new roof, new windows, freshly painted interior, laminate hardwood floors, eat-in kitchen. Home also has a bonus room that can serve as an extra bedroom or a family room. Home has a large spacious fenced in backyard, a carport and a big workshop building! MUST SEE TO APPRECIATE!!!!

Key facts

• Close to school
• Fenced yard
• Carport

Tags

• WORKSHOP
• CARPORT
• FENCED YARD
• CLOSE TO SHOPPING
• CLOSE TO SCHOOL

Property features AI

Exterior

• Parking: 2 total parking spaces; Detached carport (2 carport spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Water available
• Home design: Single family residence; One level (single story); House
• Construction: Asbestos and aluminum siding exterior materials; Shingle (asphalt) roof; Crawl space foundation; Built with other construction materials
• Exterior features: Patio/porch (other); Privacy wood fencing; Shed(s)

Interior

• Kitchen: Range; Refrigerator; Exhaust fan
• Bedrooms: Total of 8 rooms (bedrooms included)
• Flooring: Vinyl; Other
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Eat-in kitchen; Blinds; Fireplace with gas log
• Laundry & utility: Washer hookup; Electric dryer hookup; Dryer; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $-32 ($-380/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (19.5% below list).
• Recommended offer: $134k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#313 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment 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: Kingsbury Elementary (math 22% / reading 22%, grade F, #475 of 597 statewide, top 81%, 612 students, 100% FRL); Bates Middle (math 9% / reading 21%, grade F, #202 of 229 statewide, top 89%, 569 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).
• 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 $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 19 days — a 2% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $90k; list at $167k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $134,485 (19.5% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $138,460
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1234 Ivey St	0.30mi	3/1.5 (+1)	1,721 (+14%)	1mo	$159,000	$92	51
110 Vernon Dr	0.12mi	3/1.0 (+1)	1,360 (-10%)	23mo	$28,000	$21	46

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-29,701
• Equity at exit: $24,900

10-year hold

• IRR: -11.3%
• Equity multiple: 0.34×
• Total profit: $-30,993
• Equity at exit: $14,439

Cash invested: $46,760 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$149 /mo · $1,785/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-32

Break-even live

Break-even rent $1,385

Max offer price $161,405

Occupancy floor 97%

Sensitivity live

Price	-10% $63	-5% $16	+0% $-32	+5% $-79	+10% $-126
Rent	-10% $-138	-5% $-85	+0% $-32	+5% $21	+10% $75
Rate	-1.0pp $52	-0.5pp $11	base $-32	+0.5pp $-75	+1.0pp $-119

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $167,000 Active 19 DOM
2. 2026-06-18
   days on market $167,000 Active 18 DOM
3. 2026-06-17
   days on market $167,000 Active 17 DOM
4. 2026-06-16
   days on market $167,000 Active 16 DOM
5. 2026-06-15
   days on market $167,000 Active 15 DOM
6. 2026-06-14
   days on market $167,000 Active 13 DOM
7. 2026-06-13
   days on market $167,000 Active 12 DOM
8. 2026-06-10
   days on market $167,000 Active 10 DOM
9. 2026-06-09
   days on market $167,000 Active 9 DOM
10. 2026-06-08
    days on market $167,000 Active 8 DOM
11. 2026-06-07
    days on market $167,000 Active 7 DOM
12. 2026-06-02
    days on market $167,000 Active 2 DOM
13. 2026-05-31
    remarks 421-char remark
14. 2026-05-31
    listed $167,000 Active 1 DOM

ⓘ 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: $1,785 · $149/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 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: $16,138
• − Mortgage interest: −$9,355
• − Property taxes: −$1,785
• − Insurance: −$835
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$4,858
• Taxable loss: −$3,277
• Est. tax savings @ 24.0%: +$786
• After-tax cash flow: $406/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 — South Sumter

• Score: 55/100
• State rank: #313
• US rank: #23603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Sumter, SC
• County: Sumter County · 76,912 people
• 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

+793.0% since first listed

6 events — show timeline

• 2026-05-29 Listed $167,000 SBOR
• 2018-12-13 Sold (Public Records) $89,500 Public Records
• 2018-12-10 Sold (MLS) $89,500 SBOR
• 2018-07-14 Listed $89,500 SBOR
• 2018-02-12 Sold (MLS) $17,500 SBOR
• 2017-12-11 Listed $18,700 SBOR

Property tax history

+3.8%/yr

Latest (2025): $1,785 · +1.0% YoY. Source: county tax records.