1777 Anburn Dr · Sumter, SC 29154

$234,700

3 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 15 Days on market

Built 2009 0.54 ac lot Est $230k · 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 +14.4/30.0
• ARV discount +6.5/15.0
• DSCR +4.4/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

BUYERS: Desire a home that requires NOTHING to be done before you move in? Well, this is it! Built NEW in 2009 (ONE OWNER HOME); Upgraded Laminate flooring; NO CARPETING; Split Floor Plan, Plantation BLINDS CONVEY; Attractive & large SCREENED PORCH (added in 2022); All KITCHEN APPLIANCES CONVEY (existing Washer/Dryer DO NOT CONVEY); Spacious 2-car attached garage with garage door opener; CERAMIC TILE FLOORING in both Bathrooms; GLASS DOORS were installed in both Bathrooms in 2010; PROPANE GAS FIREPLACE for those chilly days; CONVENIENTLY located for grocery/gas supplies.

Key facts

• Split floor plan
• Screened porch
• 0.54 acre lot

Tags

• UPGRADED LAMINATE FLOORING
• SPLIT FLOOR PLAN
• PLANTATION BLINDS CONVEY
• SCREENED PORCH
• ALL KITCHEN APPLIANCES CONVEY
• CERAMIC TILE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $46 ($556/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 $181k (23.0% below list).
• Recommended offer: $181k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Manchester Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 383 students, 100% FRL); Furman Middle (math 9% / reading 23%, grade F, #196 of 229 statewide, top 87%, 729 students, 100% FRL); Lakewood High (math 12% / reading 67%, grade F, #180 of 196 statewide, top 93%, 1,036 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); 229 active listings in the ZIP; 386 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/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 $2k of loan paydown is wiped out by about $7k 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 15 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $235k implies a 96% 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; major 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 $180,676 (23.0% 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 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $229,760
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1785 Anburn Dr	0.08mi	3/2.0	1,605 (+12%)	1mo	$270,000	$168	76
2498 Pipkin Rd	0.28mi	3/2.0	1,557 (+8%)	3mo	$205,000	$132	70
1903 Pinewood Rd	0.40mi	3/2.0	1,648 (+15%)	6mo	$272,000	$165	52
1806 Hialeah Pkwy	0.61mi	3/2.0	1,571 (+9%)	10mo	$245,000	$156	48
1612 Broome St	0.60mi	3/2.0	1,312 (-9%)	13mo	$215,000	$164	46
1839 Dunbarton Dr	0.57mi	3/1.5	1,354 (-6%)	21mo	$169,900	$125	45
1823 Palomino Cir	0.67mi	3/2.0	1,552 (+8%)	16mo	$248,000	$160	42
1815 Palomino Cir	0.70mi	3/2.0	1,644 (+14%)	10mo	$255,000	$155	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 · 4.19% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-33,010
• Equity at exit: $34,995

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-16,230
• Equity at exit: $20,293

Cash invested: $65,716 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$1,231
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $46

Break-even live

Break-even rent $1,748

Max offer price $234,700

Occupancy floor 92%

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: $58,675
• Closing costs: $7,041
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-13
   listed $234,700 Active
3. 2009-11-16
   soldstatus $119,900

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $1,338 · $111/mo
• Expected delta: +$709/yr (+$59/mo · 112.8%)

ⓘ 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 6/10 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: $21,681
• − Mortgage interest: −$13,147
• − Property taxes: −$629
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$6,828
• Taxable loss: −$3,564
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $1,412/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

• 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

+95.7% since first listed

3 events — show timeline

• 2026-04-28 Pending — SBOR
• 2026-04-13 Listed $234,700 SBOR
• 2009-11-16 Sold (Public Records) $119,900 Public Records

Property tax history

+1.8%/yr

Latest (2025): $629 · +0.3% YoY. Source: county tax records.