304 Fleming Dr · Anderson, SC 29621

$219,000

3 bd · 2.0 ba · 1,254 sqft · Other public records · 192 Days on market

0.46 ac lot

---

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 +12.8/30.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice and neat all Brick Ranch Style Home. Has newer roof. Hardwood under most carpet. Fenced yard.

Key facts

• Oversized sink
• Upgraded plumbing
• Upgraded electrical

Tags

• ALL NEW CABINETRY
• GRANITE COUNTERTOPS
• OVERSIZED SINK
• MODERN FINISHES
• UPGRADED PLUMBING
• UPGRADED ELECTRICAL

Property features AI

Finance

• Other: Lead-based paint and residential property disclosures required
• HOA & community: No HOA fees

Exterior

• Parking: Attached carport (1-car); Paved driveway
• Utilities: Public water; Electric water heater; Septic sewer; Public garbage pickup
• Home design: Single-story home; Approximate age 31–50 years; Crawl space foundation
• Construction: Composition shingle roof
• Exterior features: Some storm doors; Some storm windows; Fenced yard; Brick veneer (full)

Interior

• Kitchen: Kitchen approx. 18 x 11; Dishwasher; Wall oven(s); Refrigerator
• Bedrooms: Primary bedroom on main level (approx. 12 x 11); Second bedroom (approx. 12 x 11); Third bedroom (approx. 11 x 11); Three bedrooms on the main level
• Flooring: Luxury vinyl tile/plank flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Central forced air cooling
• Interior features: Cable available; Ceiling fans; Granite countertops; No fireplace
• Laundry & utility: Washer connection; Dryer electric hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $219k.

Deal economics

• At list price, monthly cash flow is $-22 ($-259/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (24.2% below list).
• Recommended offer: $166k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.3% in Anderson — 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 67/100 on livability (#98 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities C-, crime F, commute F.
• Anderson 05 (suburban): math 44% / reading 49% proficiency, ranked #20 of 80 in SC (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nevitt Forest Elementary (math 26% / reading 23%, grade F, #452 of 597 statewide, top 78%, 577 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 46% district-wide (-22 pts) — the specific schools serving this property underperform the Anderson 05 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.5%/yr); 684 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

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.
• Anderson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $84k; list at $219k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,983 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.55% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.50×
• Total profit: $-30,808
• Equity at exit: $32,654

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,841
• Equity at exit: $18,935

Cash invested: $61,320 (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 29621

• Rents YoY: 6.5%
• Active inventory: 684
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-22

Break-even live

Break-even rent $1,687

Max offer price $215,187

Occupancy floor 96%

Sensitivity live

Price	-10% $102	-5% $40	+0% $-22	+5% $-84	+10% $-146
Rent	-10% $-153	-5% $-87	+0% $-22	+5% $44	+10% $110
Rate	-1.0pp $89	-0.5pp $34	base $-22	+0.5pp $-78	+1.0pp $-136

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Polaris St Anderson, SC	3.0	2.0	1500	$1,500	$1.00	11d	1	0.05mi
226 Islay WAY Anderson, SC	3.0	2.5	1411	$1,695	$1.20	3d	1	0.36mi
305 Cedar Rdg Anderson, SC	3.0	2.5	1603	$1,745	$1.09	3d	1	0.90mi
902 Pickens St Anderson, SC	2.0	1.0	1185	$1,195	$1.01	24d	1	1.47mi

Listing history 10 events

1. 2026-04-08
   price $219,000
2. 2026-03-19
   price $224,900
3. 2026-01-16
   price $234,900
4. 2025-11-18
   listed $229,900 Active
5. 2025-11-10
   historical
6. 2025-11-08
   price $229,000
7. 2025-10-16
   listed $234,500 Active
8. 2008-02-21
   soldstatus $83,515
9. 2008-02-15
   soldstatus $83,515 98-char remark

   Show marketing remark (98 chars)

   Nice and neat all Brick Ranch Style Home. Has newer roof. Hardwood under most carpet. Fenced yard.

10. 2008-01-07
    listed $76,000 98-char remark

    Show marketing remark (98 chars)

    Nice and neat all Brick Ranch Style Home. Has newer roof. Hardwood under most carpet. Fenced yard.

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: +$131/yr (+$11/mo · 11.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,918
• − Mortgage interest: −$12,267
• − Property taxes: −$1,118
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$6,371
• Taxable loss: −$4,120
• Est. tax savings @ 24.0%: +$989
• After-tax cash flow: $730/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: Anderson 05
• NCES district ID: 4500900
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $39,718
• Composite: 38.89/100
• National rank: #4098
• State rank: #20 of 80 in SC

Livability — Anderson

• Score: 67/100
• State rank: #98
• US rank: #10772

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment F Housing B+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anderson, SC
• County: Anderson County · 99,076 people
• City population: 87,992
• Metro: Greenville-Anderson, SC
• Population (ZIP): 46,482
• Household income: $74,256
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1268.0

Population outlook (Anderson County) Hauer SSP2

• Today (2025): 210,546 people
• By 2030: 217,791 · +3.4%
• By 2040: 230,643 · +9.5%
• By 2050: 240,220 · +14.1%
• By 2075: 259,518 · +23.3%
• By 2100: 258,696 · +22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Serbian 3% Slovak 3% Romanian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Anderson

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -14.1pp toward R · 2008: -33.3pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+42.0 2016: R+43.7 2012: R+36.4 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -173.39%
• Current HPI: 233.3422
• Rent YoY: ▲ 6.55%
• Metro: Greenville-Anderson, 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

+188.2% since first listed

10 events — show timeline

• 2026-04-08 Price Changed $219,000 Greater Greenville MLS
• 2026-03-19 Price Changed $224,900 Greater Greenville MLS
• 2026-01-16 Price Changed $234,900 Greater Greenville MLS
• 2025-11-18 Listed $229,900 Greater Greenville MLS
• 2025-11-10 Listing Removed — WUMLS
• 2025-11-08 Price Changed $229,000 WUMLS
• 2025-10-16 Listed $234,500 WUMLS
• 2008-02-21 Sold (Public Records) $83,515 Public Records
• 2008-02-15 Sold (MLS) $83,515 WUMLS
• 2008-01-07 Listed $76,000 WUMLS

Property tax history

+2.2%/yr

Latest (2025): $1,118 · +4.5% YoY. Source: county tax records.