467 Robney Dr · Sumter, SC 29150

$82,500

3 bd · 1.0 ba · 1,374 sqft · SingleFamily public records · 23 Days on market

Built 1951 9,583 sqft lot Est $114k · 28% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.1/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must See!!! This Cute Bungalow has real potential !! Great investor opportunity! With nice hardwood floors, 3bd , 1bath located on a corner lot. Offering a home warranty!

Key facts

• Covered parking
• Open flow
• Corner lot

Tags

• CORNER LOT
• OPEN FLOW
• COVERED PARKING
• ACCESS THROUGH BACK DOOR

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family house; One story
• Construction: Built with asbestos and brick veneer; Crawl space foundation
• Exterior features: No notable exterior features listed; Shed(s)

Interior

• Kitchen: Dishwasher; Range
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Natural gas heating; Has cooling
• Interior features: Eat-in kitchen; Blinds
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.1% 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: Crosswell Drive Elementary (math 8% / reading 12%, grade F, #587 of 597 statewide, top 99%, 460 students, 100% FRL); Chestnut Oaks Middle (math 3% / reading 17%, grade F, #221 of 229 statewide, top 97%, 396 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k 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 + 2.5% rent growth), your $23k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $82k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $81,262 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.79% ✓
• Cap rate: 16.09%
• Cash-on-cash: 34.98%
• DSCR: 2.56
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $114,042
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Wen Le Dr	0.33mi	3/1.5	1,465 (+7%)	5mo	$125,000	$85	68
606 E Charlotte Ave	0.24mi	3/1.0	1,250 (-9%)	11mo	$109,000	$87	65
108 Emily Dr	0.21mi	3/1.0	1,271 (-8%)	16mo	$87,000	$68	65
401 Bagnal Dr	0.16mi	3/1.0	1,237 (-10%)	15mo	$82,680	$67	63
110 Phifer St	0.62mi	3/1.5	1,427 (+4%)	1mo	$140,000	$98	61
107 Emily Dr	0.23mi	3/1.0	1,237 (-10%)	15mo	$79,500	$64	60
526 E Charlotte Ave	0.22mi	3/1.0	1,198 (-13%)	13mo	$160,000	$134	58
609 E Charlotte Ave	0.27mi	3/1.0	1,203 (-12%)	11mo	$144,000	$120	58
16 Wilson St	0.66mi	3/1.0	1,310 (-5%)	6mo	$49,000	$37	56
525 Carrol Dr	0.23mi	3/1.0	1,175 (-14%)	16mo	$47,500	$40	51
313 Pinckney St	0.72mi	3/1.5	1,450 (+6%)	7mo	$120,000	$83	49
206 Crosswell Dr	0.61mi	3/2.0	1,579 (+15%)	3mo	$110,000	$70	40

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $1,929
• Equity at exit: $12,301

10-year hold

• IRR: 11.4%
• Equity multiple: 1.87×
• Total profit: $20,187
• Equity at exit: $7,133

Cash invested: $23,100 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$34
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $247

Break-even live

Break-even rent $1,165

Max offer price $82,500

Occupancy floor 78%

Sensitivity live

Price	-10% $294	-5% $270	+0% $247	+5% $224	+10% $200
Rent	-10% $130	-5% $189	+0% $247	+5% $305	+10% $364
Rate	-1.0pp $288	-0.5pp $268	base $247	+0.5pp $226	+1.0pp $204

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   status $82,500 Pending 23 DOM
2. 2026-06-15
   days on market $82,500 Active 23 DOM
3. 2026-06-14
   days on market $82,500 Active 21 DOM
4. 2026-06-13
   days on market $82,500 Active 20 DOM
5. 2026-06-10
   days on market $82,500 Active 18 DOM
6. 2026-06-09
   days on market $82,500 Active 17 DOM
7. 2026-06-08
   days on market $82,500 Active 16 DOM
8. 2026-06-07
   pricedays on market $82,500 Active 15 DOM
9. 2026-06-02
   days on market $89,500 Active 10 DOM
10. 2026-06-01
    days on market $89,500 Active 9 DOM
11. 2026-05-31
    days on market $89,500 Active 8 DOM
12. 2026-05-30
    days on market $89,500 Active 7 DOM
13. 2026-05-23
    listed $89,500 Active
14. 2018-11-30
    soldstatus $36,500 171-char remark

    Show marketing remark (171 chars)

    Must See!!! This Cute Bungalow has real potential !! Great investor opportunity! With nice hardwood floors, 3bd , 1bath located on a corner lot. Offering a home warranty!

15. 2018-11-07
    listed $38,500 171-char remark

    Show marketing remark (171 chars)

    Must See!!! This Cute Bungalow has real potential !! Great investor opportunity! With nice hardwood floors, 3bd , 1bath located on a corner lot. Offering a home warranty!

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $470 · $39/mo
• Expected delta: +$148/yr (+$12/mo · 45.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $17,732
• − Mortgage interest: −$4,621
• − Property taxes: −$322
• − Insurance: −$5,531
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$2,400
• Taxable income: $2,020
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $2,478/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): 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

+132.5% since first listed

3 events — show timeline

• 2026-05-23 Listed $89,500 SBOR
• 2018-11-30 Sold (MLS) $36,500 SBOR
• 2018-11-07 Listed $38,500 SBOR

Property tax history

+19.6%/yr

Latest (2025): $322 · +1.9% YoY. Source: county tax records.