Sumter, SC
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
affordable
Price to income
2.85×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs South Carolina
- 3.42×-0.57
- vs U.S.
- 3.43×-0.58
Benchmark
ACS median home value ÷ median HHI
moderate
Rent to income
27.3%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs South Carolina
- 25.5%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
solid
Cap rate proxy
6.24%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs South Carolina
- 4.42%+1.82
- vs U.S.
- 4.35%+1.89
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
shrinking
Net migration
-0.18%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs South Carolina
- 0.37%
- vs U.S.
- 0.03%
Benchmark
IRS net migration ÷ population
normal
Permit pipeline
3.38
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs South Carolina
- 8.93
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
6.0%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs South Carolina
- 4.8%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+51.6%
homeValues.yearOverYear
+1.4%
Median home value
$159,500
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $972 | $11,664 | 20.8% |
| 2 BR | $1,276 | $15,312 | 27.3% |
| 3 BR | $1,530 | $18,360 | 32.8% |
Labor market direction
Unemployment
6.0%
Median household income
$55,990
What's being built
Total TTM
461
+10.9% YoY
Single-family
423
2–4 unit
38
5+ unit
0
All 2 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Sumter County | 105,199 | $159,500 | $55,990 | 353 | +7.3% |
| Clarendon County | 31,163 | $147,300 | $48,887 | 108 | +22.7% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Sumter | 136,362 | $55,990 | 2.85× | 6.24% | +51.6% | 3.38 | 6.0% |
| Jonesboro, AR | 134,035 | $55,478 | — | — | +38.9% | — | 3.9% |
| Johnstown, PA | 133,263 | $56,292 | — | — | +44.9% | — | 4.4% |
| Hammond, LA | 133,953 | $57,256 | — | — | +39.7% | — | 4.7% |
| The Villages, FL | 131,832 | $55,228 | — | — | — | — | — |
| Wheeling, WV-OH | 139,287 | $58,705 | — | — | +35.3% | — | 4.5% |
Where people are moving in from
Net migration
-246
-0.18% of population
| Origin county | Tax returns |
|---|---|
| Richland County, SC | 272 |
| Clarendon County, SC | 168 |
| Sumter County, SC | 161 |
| Florence County, SC | 122 |
| Lexington County, SC | 91 |
| Charleston County, SC | 84 |
Who lives in Sumter
- Median age
- 37
- Bachelor's+
- 23.2%
- Owner-occupancy
- 66.8%
- Vacancy rate
- 12.9%
- Rent burdened (30%+)
- 41.1%
- Median household income
- $55,990
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.