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Sumter County/Manning/29102

29102

ZIPSAFMR
Sumter County, SC
Zillow

ZIP Investment Score

51Below average

095130300
BRFMR
Eff. Rent
0 BR$650$650
1 BR$690$690
2 BR$900$900
3 BR$1,120$1,120
4 BR$1,340$1,340
5 BR$1,541Not available
6 BR$1,772Not available
7 BR$2,038Not available
8 BR$2,344Not available

Purchase Price Calculator

Maximum purchase price
$71,823

Cost breakdown

+Likely effective rent$900
HUD FMRUsed$900
Market rentN/A
Est. payment standardN/A
-Principal and interest-$363
Loan amount$57,459
Down payment$14,365
Rate6.50%
Term30 years
-Operating costs-$337
Property taxes-$72
Insurance-$175
Utilities$0
HOA$0
Management-$90
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$14,781(102.9% ROI)
Projected value
$77,346
Return breakdown
Property appreciation+$5,523
Loan principal paid down+$2,059
Rental cash flow+$7,200
5-year hold
+$25,109(174.8% ROI)
Projected value
$81,261
Return breakdown
Property appreciation+$9,438
Loan principal paid down+$3,671
Rental cash flow+$12,000
10-year hold
+$52,864(368.0% ROI)
Projected value
$91,940
Return breakdown
Property appreciation+$20,117
Loan principal paid down+$8,747
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 29102 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 29102 (Manning, SC) is $900 a month. That is down 5.3% from $950 in FY 2026. Manning is in the Sumter, SC MSA. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,338. Among 17 ZIP codes in Sumter County, 29102 has the 14th-highest two-bedroom rent (county range $890–$1,720). The median county two-bedroom FMR in South Carolina is $1,098, so ZIP 29102 is 18% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 29102
BedroomsFY 2027Change90–110% range
Studio$650−5.8%$585–$715
1BR$690−9.2%$621–$759
2BR$900−5.3%$810–$990
3BR$1,120−8.2%$1,008–$1,232
4BR$1,340−3.6%$1,206–$1,474

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 29102
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$650$690$900$1,120$1,340
FY 2026$690$760$950$1,220$1,390
FY 2025$720$840$1,050$1,270$1,480
FY 2024$710$730$940$1,230$1,430
FY 2023$630$640$840$1,030$1,250

Two-bedroom rent in nearby Sumter County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 29102
29051$950+5.6%
29062$1,170+30.0%
29080$890−1.1%
29102Current$900—
29104$1,000+11.1%
29114$1,010+12.2%
29125$1,000+11.1%
29128$1,250+38.9%
29150$1,310+45.6%
29151$1,340+48.9%
29152$1,720+91.1%
29153$1,230+36.7%

Questions about ZIP 29102 rents

How much will Section 8 pay for a two-bedroom in ZIP 29102?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,338, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,204 to $1,472 a month; under the ZIP-level Small Area FMR of $900 it would be $810 to $990. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 29102 in?

ZIP 29102 is in the Sumter, SC MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,338.

How much did fair market rent change in ZIP 29102 for FY 2027?

The two-bedroom FMR fell 5.3%, from $950 in FY 2026 to $900 in FY 2027. Since FY 2023 it has risen 7.1%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentManning, SC fair market rentSC statewide rentsWhat is SAFMR?Data sources