3885 Delaware Dr · Dalzell, SC 29040

$209,900

3 bd · 2.0 ba · 1,293 sqft · SingleFamily public records · 7 Days on market

Built 2016 0.52 ac lot Est $208k · at est.

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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 +15.2/30.0
• ARV discount +7.1/15.0
• DSCR +4.7/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in this 4 bedroom home, 2 bath with on a 1/2 acre lot. Close to Shaw AFB Large backyard with patio. Cozy kitchen with stainless steel appliances and pantry. Master bedroom has walk in closet and bathroom with double vanity sinks. Luxury vinyl floors in kitchen, dining, and great room with carpet in bedrooms. Call agent for showing.

Key facts

• Large backyard
• Walk in closet
• Luxury vinyl floors

Tags

• LARGE BACKYARD
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• DOUBLE VANITY SINKS
• LUXURY VINYL FLOORS
• PATIO

Property features AI

Finance

• Other: Lot size: 0.52 acres

Exterior

• Utilities: Public water; Septic sewer
• Home design: Single-family residence; One story; Vinyl siding
• Construction: Shingle roof; Slab foundation; Built with vinyl siding
• Exterior features: No fencing; Has a view; Paved road frontage; Publicly maintained road

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $73 ($874/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 $168k (20.0% below list).
• Recommended offer: $168k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Ebenezer Middle (math 10% / reading 24%, grade F, #191 of 229 statewide, top 85%, 371 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.
• Market conditions: 51 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $6k 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 since 10y 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 $106k; list at $210k implies a 98% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,009 (20.0% 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: 0.80% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.49%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $208,173
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4035 Delaware Dr	0.30mi	3/2.0	1,263 (-2%)	1mo	$205,000	$162	81
4425 Maxie St	0.44mi	3/2.0	1,321 (+2%)	6mo	$209,000	$158	71
4445 Maxie St	0.47mi	3/2.0	1,315 (+2%)	10mo	$220,000	$167	67
3525 Drayton Dr	0.32mi	3/2.0	1,454 (+12%)	2mo	$230,000	$158	63
3520 Drayton Dr	0.32mi	3/2.0	1,419 (+10%)	13mo	$231,500	$163	58
4495 Maxie St	0.54mi	3/2.0	1,340 (+4%)	14mo	$214,900	$160	57
3250 Valencia Dr	0.73mi	3/2.0	1,289 (-0%)	12mo	$200,000	$155	55
3285 Valencia Dr	0.72mi	3/2.0	1,266 (-2%)	9mo	$212,000	$167	55
3215 Charles Jackson St	0.56mi	3/2.0	1,404 (+9%)	7mo	$205,000	$146	54
3400 Tucker St	0.53mi	3/2.0	1,459 (+13%)	6mo	$215,000	$147	49
3600 Drayton Dr	0.51mi	3/2.0	1,448 (+12%)	10mo	$233,000	$161	48
30 Mystic Ct	0.66mi	3/2.0	1,441 (+11%)	18mo	$233,000	$162	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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-29,469
• Equity at exit: $31,297

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-20,075
• Equity at exit: $18,148

Cash invested: $58,772 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $73

Break-even live

Break-even rent $1,588

Max offer price $209,900

Occupancy floor 91%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   status $209,900 Pending 7 DOM
2. 2026-06-08
   days on market $209,900 Active 7 DOM
3. 2026-06-07
   days on market $209,900 Active 6 DOM
4. 2026-06-02
   remarks 338-char remark
5. 2026-06-02
   listed $209,900 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: $795 · $66/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$402/yr (+$33/mo · 50.5%)

ⓘ 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 · 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: $20,161
• − Mortgage interest: −$11,758
• − Property taxes: −$795
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$6,106
• Taxable loss: −$2,773
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $1,539/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

+97.6% since first listed

3 events — show timeline

• 2026-06-01 Listed $209,900 SBOR
• 2016-12-12 Listed $106,250 SBOR
• 2016-12-12 Sold (MLS) $106,250 SBOR

Property tax history

+13.9%/yr

Latest (2025): $795 · +0.2% YoY. Source: county tax records.