1961 Essex Dr · Sumter, SC 29154

$179,900

2 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 7 Days on market

Built 1998 Est $233k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two-2 BR/2 Baths w/ LR/DR/Deck One w/ sun room (One w/ o both have decks on the back-One w/ garage, one w/ o. 1961 has 1131 ft 1965 has 1501 ft.

Key facts

• Low maintenance yard
• Flex space
• Backyard deck

Tags

• DEDICATED DINING ROOM
• FLEX SPACE
• GREAT COUNTER CABINET SPACE
• PRIVATE BATHROOM
• BACKYARD DECK
• LOW MAINTENANCE YARD

Property features AI

Exterior

• Parking: Detached or attached garage not specified — 1 garage space
• Utilities: Public water; Public sewer
• Home design: Duplex; One level
• Construction: Brick construction; Shingle roof; Slab foundation; Built as a residential single-family residence
• Exterior features: Deck; No additional exterior features listed; No fencing

Interior

• Kitchen: Dishwasher; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump heating and cooling; Electric heating
• Interior features: Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (25.7% below list).
• Recommended offer: $134k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Millwood Elementary (math 41% / reading 41%, grade F, #276 of 597 statewide, top 48%, 682 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 fast (+4.2%/yr); 238 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $93k; list at $180k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $133,691 (25.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.74% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $232,655
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 Curtiswood Ave	0.38mi	3/2.0 (+1)	1,486 (-1%)	3mo	$185,000	$124	73
80 Abbey Hall Ct	0.42mi	3/2.0 (+1)	1,511 (+1%)	4mo	$210,000	$139	71
342 Acorn St	0.36mi	3/3.0 (+1)	1,515 (+1%)	5mo	$235,000	$155	68
360 Acorn St	0.35mi	3/3.0 (+1)	1,515 (+1%)	6mo	$254,900	$168	68
2125 Stillpointe Dr Dr	0.40mi	3/3.0 (+1)	1,515 (+1%)	4mo	$230,000	$152	67
118 Henrietta St	0.26mi	3/2.0 (+1)	1,675 (+12%)	4mo	$150,000	$90	60
375 Conifer St	0.42mi	3/2.0 (+1)	1,367 (-9%)	2mo	$211,000	$154	59
1807 Millwood Rd	0.62mi	3/2.0 (+1)	1,426 (-5%)	0mo	$185,000	$130	58
2115 Stillpointe Dr	0.40mi	3/2.0 (+1)	1,299 (-14%)	2mo	$225,000	$173	53
372 Acorn St	0.33mi	3/2.0 (+1)	1,299 (-14%)	6mo	$210,000	$162	52
370 Acorn St	0.34mi	3/2.0 (+1)	1,299 (-14%)	6mo	$210,000	$162	52
352 Conifer St	0.45mi	3/2.0 (+1)	1,299 (-14%)	2mo	$212,000	$163	50

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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.28×
• Total profit: $-36,230
• Equity at exit: $26,824

10-year hold

• IRR: -11.4%
• Equity multiple: 0.29×
• Total profit: $-35,969
• Equity at exit: $15,554

Cash invested: $50,372 (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: 238
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$174 /mo · $2,090/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-136

Break-even live

Break-even rent $1,510

Max offer price $155,806

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-85	+0% $-136	+5% $-187	+10% $-238
Rent	-10% $-242	-5% $-189	+0% $-136	+5% $-84	+10% $-31
Rate	-1.0pp $-46	-0.5pp $-91	base $-136	+0.5pp $-183	+1.0pp $-230

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   status $179,900 Pending 7 DOM
2. 2026-06-02
   days on market $179,900 Active 7 DOM
3. 2026-06-01
   days on market $179,900 Active 6 DOM
4. 2026-05-31
   days on market $179,900 Active 5 DOM
5. 2026-05-30
   days on market $179,900 Active 4 DOM
6. 2026-05-26
   listed $179,900 Active
7. 2025-05-22
   historical $1,395
8. 2025-05-14
   price $1,395
9. 2025-05-09
   listed $1,450
10. 2021-05-05
    soldstatus $93,000 144-char remark

    Show marketing remark (144 chars)

    Two-2 BR/2 Baths w/ LR/DR/Deck One w/ sun room (One w/ o both have decks on the back-One w/ garage, one w/ o. 1961 has 1131 ft 1965 has 1501 ft.

ⓘ 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: $2,090 · $174/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,043
• − Mortgage interest: −$10,077
• − Property taxes: −$2,090
• − Insurance: −$900
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$5,233
• Taxable loss: −$4,824
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $-479/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): 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

+93.4% since first listed

5 events — show timeline

• 2026-05-26 Listed $179,900 SBOR
• 2025-05-22 Rental Removed $1,395 SBOR
• 2025-05-14 Price Changed $1,395 SBOR
• 2025-05-09 Listed for Rent $1,450 SBOR
• 2021-05-05 Sold (MLS) $93,000 SBOR

Property tax history

+0.3%/yr

Latest (2019): $2,090 · -0.5% YoY. Source: county tax records.