4428 Dorsey Dr · Cherryvale, SC 29154

$18,000

2 bd · 2.0 ba · 560 sqft · Other public records · 24 Days on market

Built 1992

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.5/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

TAKE THE FIRST STEP TOWARDS MAKING YOUR DREAM Home A REALITY. This Gorgeous PROPERTY IS Complete AND WAITING FOR THE RIGHT Family TO COME ALONG AND MAKE IT THEIR OWN, WHETHER THAT& apos; S HERE OR SOMEWHERE NEW No major issues ??? just a sweet 1992 model ?? WIND ZONE 2?? TAXES PAID?? Lot rent 450 New flooring?? No land ??

Key facts

• Built 1992
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $18k.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#346 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, schools F, amenities 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.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $124 of loan paydown is wiped out by about $540 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 + 4.2% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• 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 $17,730 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 7.44% ✓
• Cap rate: 69.47%
• Cash-on-cash: 225.65%
• DSCR: 11.04
• GRM: 1.1

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: —
• Equity multiple: 12.72×
• Total profit: $59,079
• Equity at exit: $2,684

10-year hold

• IRR: —
• Equity multiple: 27.99×
• Total profit: $136,040
• Equity at exit: $1,556

Cash invested: $5,040 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$9 /mo · $103/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $948

Break-even live

Break-even rent $140

Max offer price $18,000

Occupancy floor 24%

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $18,000 Active 24 DOM
2. 2026-06-18
   days on market $18,000 Active 23 DOM
3. 2026-06-17
   days on market $18,000 Active 22 DOM
4. 2026-06-16
   days on market $18,000 Active 21 DOM
5. 2026-06-15
   days on market $18,000 Active 20 DOM
6. 2026-06-14
   days on market $18,000 Active 18 DOM
7. 2026-06-13
   days on market $18,000 Active 17 DOM
8. 2026-06-10
   days on market $18,000 Active 15 DOM
9. 2026-06-09
   days on market $18,000 Active 14 DOM
10. 2026-06-08
    days on market $18,000 Active 13 DOM
11. 2026-06-07
    days on market $18,000 Active 12 DOM
12. 2026-06-02
    days on market $18,000 Active 7 DOM
13. 2026-06-01
    days on market $18,000 Active 6 DOM
14. 2026-05-31
    days on market $18,000 Active 5 DOM
15. 2026-05-30
    days on market $18,000 Active 4 DOM
16. 2026-05-26
    listed $18,000 Active
17. 2024-05-23
    historical $800
18. 2024-05-15
    price $800
19. 2024-05-07
    listed $901

ⓘ 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: $103 · $9/mo
• Projected year-2 tax: $103 · $9/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 6/10 Major 7 d/yr ≥107°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: $16,074
• − Mortgage interest: −$1,008
• − Property taxes: −$103
• − Insurance: −$90
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$524
• Taxable income: $11,777
• Est. tax owed @ 24.0%: −$2,827
• After-tax cash flow: $8,546/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 — Cherryvale

• Score: 52/100
• State rank: #346
• US rank: #24803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

4 events — show timeline

• 2026-05-26 Listed $18,000 FSBO.com
• 2024-05-23 Rental Removed $800 Avail
• 2024-05-15 Price Changed $800 Avail
• 2024-05-07 Listed for Rent $901 Avail

Property tax history

-7.2%/yr

Latest (2023): $103 · +1.7% YoY. Source: county tax records.