Location: Lee County, SC | Metro: Sumter, SC MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $630 |
| 1 Bedroom | $690 |
| 2 Bedrooms | $890 |
| 3 Bedrooms | $1,050 |
| 4 Bedrooms | $1,280 |
| 5 Bedrooms | $1,485 |
| 6 Bedrooms | $1,663 |
| 7 Bedrooms | $1,796 |
| 8 Bedrooms | $1,886 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,050 | $191,708 | 0.55% | F |
U.S. Census Bureau data (2024)
The investment risk assessment for ZIP 29080 highlights several potential issues that landlords should be aware of when considering Section 8 properties. Tenant turnover is a significant concern, with the market rent at $825 being notably lower than the Fair Market Rent (FMR) of $910 for fiscal year 2024. This gap suggests that tenants might seek higher-rent properties outside of Section 8, leading to increased turnover rates.
Vacancy exposure is another critical risk factor. The Days on Market (DOM) figure is currently unavailable, which makes it challenging to predict how quickly a property can be rented out. Given the uncertainty, landlords must prepare for extended periods where their units might remain vacant, impacting cash flow.
Deferred maintenance poses a substantial risk, especially considering the typical home value of $136,341 and the median income of $36,467. Landlords will need to ensure that they have adequate reserves to cover any necessary repairs or upgrades, as the income level indicates that tenants may not be able to contribute significantly to such costs.
However, these risks are tempered by the high concentration of renters in the area, with 17.3% of residents being renters. High renter density often translates into a robust demand for rental properties, including those accepting Section 8 vouchers. This demand can provide a buffer against the challenges posed by tenant turnover and vacancy exposure.
In summary, despite the potential pitfalls associated with tenant turnover, vacancy exposure, and deferred maintenance, the strong presence of renters in ZIP 29080 suggests a moderate risk for a first-time Section 8 landlord. The high renter share offers some protection against the financial uncertainties inherent in this type of investment.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.