1312 Dooley St · Anderson, SC 29624

$155,000

3 bd · 1.0 ba · 2,662 sqft · Other public records · 70 Days on market

6,534 sqft 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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.1/10.0
• Appreciation +4.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home in Anderson has 3 bedrooms and a fully renovated bathroom. The home offers a comfortable and inviting layout. Hardwood floors run throughout the home, adding timeless elegance and warmth to every room. An important feature of this property is its disability access, providing added convenience and accessibility for those in need of mobility accommodations. The home also includes a large unfinished basement that has already been cleaned out, offering endless possibilities for storage, a workshop, or future finished living space. Located in a desirable neighborhood close to shopping, dining, schools, and everyday conveniences, this home combines comfort, accessibility, and location in one wonderful package.

Key facts

• 6,534 sq ft lot
• Garage
• Listed 70 days

Tags

• LARGE UNFINISHED BASEMENT
• DESIRABLE NEIGHBORHOOD

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees (HOA fee includes: None); No community amenities listed

Exterior

• Parking: Paved driveway; Garage/parking described as 'Other/See Remarks'
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Electric power
• Home design: Single-story home; Basement present (unfinished)
• Construction: Basement foundation; Basement storage space; Approximate age unknown
• Exterior features: Handicap access; Masonry stucco exterior; Architectural roof

Interior

• Kitchen: Cooktop (electric)
• Bedrooms: Three bedrooms on the main level; Primary bedroom about 12 x 13; Second bedroom about 11 x 10; Third bedroom about 12 x 10
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Handicap accessible with exterior ramp; Gas-started fireplace
• Laundry & utility: Laundry on the 1st floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: New Prospect Elementary (math 33% / reading 29%, grade F, #385 of 597 statewide, top 65%, 464 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 31% at this address vs 46% district-wide (-16 pts) — the specific schools serving this property underperform the Anderson 05 average; the district grade overstates school quality for this exact location.
• 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 $1,564/mo this rent would consume 61% 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 $1k of loan paydown is wiped out by about $3k 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 70 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $155k implies a 1140% 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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.3

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: -3.5%
• Equity multiple: 0.86×
• Total profit: $-6,208
• Equity at exit: $29,680

10-year hold

• IRR: 4.6%
• Equity multiple: 1.38×
• Total profit: $16,487
• Equity at exit: $24,962

Cash invested: $43,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$158 /mo · $1,901/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $200

Break-even live

Break-even rent $1,311

Max offer price $155,000

Occupancy floor 82%

Sensitivity live

Price	-10% $288	-5% $244	+0% $200	+5% $156	+10% $112
Rent	-10% $76	-5% $138	+0% $200	+5% $262	+10% $323
Rate	-1.0pp $278	-0.5pp $239	base $200	+0.5pp $160	+1.0pp $119

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $155,000 Active 70 DOM
2. 2026-06-17
   days on market $155,000 Active 69 DOM
3. 2026-06-16
   days on market $155,000 Active 68 DOM
4. 2026-06-15
   days on market $155,000 Active 67 DOM
5. 2026-06-13
   days on market $155,000 Active 65 DOM
6. 2026-06-10
   days on market $155,000 Active 62 DOM
7. 2026-06-09
   days on market $155,000 Active 61 DOM
8. 2026-06-08
   days on market $155,000 Active 60 DOM
9. 2026-06-07
   days on market $155,000 Active 59 DOM
10. 2026-06-05
    days on market $155,000 Active 56 DOM
11. 2026-06-03
    days on market $155,000 Active 55 DOM
12. 2026-06-03
    days on market $155,000 Active 54 DOM
13. 2026-06-01
    days on market $155,000 Active 53 DOM
14. 2026-05-31
    days on market $155,000 Active 52 DOM
15. 2026-05-01
    price $155,000
16. 2026-04-30
    price $155,000 723-char remark

    Show marketing remark (723 chars)

    This home in Anderson has 3 bedrooms and a fully renovated bathroom. The home offers a comfortable and inviting layout. Hardwood floors run throughout the home, adding timeless elegance and warmth to every room. An important feature of this property is its disability access, providing added convenience and accessibility for those in need of mobility accommodations. The home also includes a large unfinished basement that has already been cleaned out, offering endless possibilities for storage, a workshop, or future finished living space. Located in a desirable neighborhood close to shopping, dining, schools, and everyday conveniences, this home combines comfort, accessibility, and location in one wonderful package.

17. 2026-04-09
    listed $165,000 Active

    Show marketing remark (723 chars)

    This home in Anderson has 3 bedrooms and a fully renovated bathroom. The home offers a comfortable and inviting layout. Hardwood floors run throughout the home, adding timeless elegance and warmth to every room. An important feature of this property is its disability access, providing added convenience and accessibility for those in need of mobility accommodations. The home also includes a large unfinished basement that has already been cleaned out, offering endless possibilities for storage, a workshop, or future finished living space. Located in a desirable neighborhood close to shopping, dining, schools, and everyday conveniences, this home combines comfort, accessibility, and location in one wonderful package.

18. 2026-04-09
    listed $165,000 Active 723-char remark

    Show marketing remark (723 chars)

    This home in Anderson has 3 bedrooms and a fully renovated bathroom. The home offers a comfortable and inviting layout. Hardwood floors run throughout the home, adding timeless elegance and warmth to every room. An important feature of this property is its disability access, providing added convenience and accessibility for those in need of mobility accommodations. The home also includes a large unfinished basement that has already been cleaned out, offering endless possibilities for storage, a workshop, or future finished living space. Located in a desirable neighborhood close to shopping, dining, schools, and everyday conveniences, this home combines comfort, accessibility, and location in one wonderful package.

19. 2004-11-23
    soldstatus $12,500 110-char remark

    Show marketing remark (110 chars)

    GREAT STARTER HOME OR IDEA INVESTMENT PROPERTY. HOME HAS FULL BASEMENT W/ HALF BATH. HOME IS BEING SOLD AS-IS.

20. 2004-10-20
    historical 110-char remark

    Show marketing remark (110 chars)

    GREAT STARTER HOME OR IDEA INVESTMENT PROPERTY. HOME HAS FULL BASEMENT W/ HALF BATH. HOME IS BEING SOLD AS-IS.

21. 2004-09-09
    listed $15,000 110-char remark

    Show marketing remark (110 chars)

    GREAT STARTER HOME OR IDEA INVESTMENT PROPERTY. HOME HAS FULL BASEMENT W/ HALF BATH. HOME IS BEING SOLD AS-IS.

ⓘ 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: $1,901 · $158/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $18,770
• − Mortgage interest: −$8,682
• − Property taxes: −$1,901
• − Insurance: −$775
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$4,509
• Taxable loss: −$100
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $2,423/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): 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

+933.3% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $155,000 Greater Greenville MLS
• 2026-04-30 Price Changed $155,000 WUMLS
• 2026-04-09 Listed $165,000 WUMLS
• 2026-04-09 Listed $165,000 Greater Greenville MLS
• 2004-11-23 Sold (MLS) $12,500 WUMLS
• 2004-10-20 Listing Removed — WUMLS
• 2004-09-09 Listed $15,000 WUMLS

Property tax history

+1.8%/yr

Latest (2025): $1,901 · +3.1% YoY. Source: county tax records.