724 W Whitner St Unit A & B Cochran Block · Anderson, SC 29624

$370,000

15 bd · 12.0 ba · 2,700 sqft · MultiFamily · 8 Days on market

Built 1967 Good condition 0.36 ac lot

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Why this score? — see what drove the C- 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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Appreciation +4.0/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

INVESTMENT OPPORTUNIUTY: Charming all-brick TRIPLEX located in the Historic District of Anderson, offering a great investment opportunity or owner-occupant potential. This well-maintained & fully renovated property features 3 thoughtfully designed units: one 1-bedroom/1-bath, one 2-bedroom/1-bath, and one spacious 2-bedroom/2-bath unit. Each flat showcases beautiful hardwood flooring & no carpet! The kitchens are fully equipped with a refrigerator, dishwasher, built-in microwave, and electric stove. Additionally, every flat comes with its own washer and dryer, providing added convenience for tenants. With its classic brick exterior, close to downtown location, and strong rental

Key facts

• All-brick triplex
• Own washer and dryer
• 0.36 acre lot

Tags

• ALL-BRICK TRIPLEX
• FULLY RENOVATED PROPERTY
• BEAUTIFUL HARDWOOD FLOORING
• FULLY EQUIPPED KITCHENS
• OWN WASHER AND DRYER
• CLASSIC BRICK EXTERIOR

Property features AI

Finance

• Other: Total of 3 rental units
• HOA & community: No community amenities listed

Exterior

• Parking: Off-street and on-street parking available
• Utilities: Public water; Public sewer; Electric water heaters (multiple units); Electric power
• Home design: Multi-unit property with 3 units; 1.5 stories; Built in 1967
• Construction: Crawl space/slab and basement foundation with sump pump
• Exterior features: Brick veneer exterior; Composition shingle roof; Public garbage pickup

Interior

• Kitchen: Unit 2: Dishwasher; Unit 2: Microwave; Unit 2: Refrigerator; Unit 2: Cook top (smooth/electric); Unit 2: Stand-alone range (electric/smooth top); Unit 3: Microwave; Unit 3: Refrigerator; Unit 3: Stand-alone range (electric/smooth top)
• Bedrooms: Unit 1: 2 bedrooms (main level); Unit 2: 2 bedrooms (main level); Unit 3: 1 bedroom (main level)
• Flooring: Hardwood flooring (Units 2 and 3); Vinyl flooring (Units 2 and 3)
• Bathrooms: Unit 1: 1 full bath; Unit 2: 2 full baths; Unit 3: 1 full bath
• Heating & cooling: Electric heating; Heat pump cooling (multiple units); Electric cooling (multiple units)
• Interior features: Foyer; Porch (front)
• Laundry & utility: Unit 2: Washer and Dryer; Unit 3: Washer; Multiple units have electric water heaters

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 2×2bd/1ba units multifamily listed at $370k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive. Per door: $103/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $363k (1.9% below list).
• Recommended offer: $363k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Centerville Elementary (math 41% / reading 41%, grade F, #276 of 597 statewide, top 48%, 620 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; lower-income renter base — watch delinquency; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• At $3,629/mo this rent would consume 143% of the median local household income ($31k/yr) (locally 843% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $3k of loan paydown is wiped out by about $8k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $362,900 (1.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.75×
• Total profit: $-25,422
• Equity at exit: $70,849

10-year hold

• IRR: 2.0%
• Equity multiple: 1.16×
• Total profit: $16,608
• Equity at exit: $59,587

Cash invested: $103,600 (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 29624

• Home prices YoY: -0.5%
• Active inventory: 114
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $3,629 medium
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $310

Break-even live

Break-even rent $3,237

Max offer price $370,000

Occupancy floor 86%

Sensitivity live

Price	-10% $566	-5% $438	+0% $310	+5% $182	+10% $54
Rent	-10% $23	-5% $167	+0% $310	+5% $453	+10% $597
Rate	-1.0pp $496	-0.5pp $404	base $310	+0.5pp $214	+1.0pp $117

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,089
▸ 2× units	2	1	$2,540
Total (3 units)			$3,629

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-04-22
   listed $370,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,548
• − Mortgage interest: −$20,726
• − Property taxes: −$5,550
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,484
• − Management: −$3,484
• − Depreciation: −$10,764
• Taxable loss: −$2,309
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $4,273/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This charming all-brick triplex is well-maintained and fully renovated, with hardwood flooring and no carpet. It offers a great investment opportunity or owner-occupant potential.

Value-add opportunities

• Both Paint the exterior brick — Painting the exterior brick will enhance the curb appeal and increase the property's resale and rental value.
• Both Landscaping improvements — Landscaping improvements will enhance the curb appeal and increase the property's resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior brick — Painting the exterior brick will enhance the curb appeal and increase the property's resale and rental value. ↑
• Both Landscaping improvements — Landscaping improvements will enhance the curb appeal and increase the property's resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 13,498
• Household income: $30,549
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 843.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Black 41% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -2.06%
• Current HPI: 406.0533
• Rent YoY: —
• 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

2 events — show timeline

• 2026-04-30 Pending — Greater Greenville MLS
• 2026-04-22 Listed $370,000 Greater Greenville MLS