1050 Shirley Dr · Anderson, SC 29621

$424,990

4 bd · 3.0 ba · 2,411 sqft · SingleFamily · 127 Days on market

Excellent condition 1.78 ac lot Garage $176/sqft · at area comps Est $426k · at est. $42/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.6/15.0
• Schools +6.0/10.0
• Condition / age +4.8/5.0
• Rent growth +4.1/5.0
• Livability +3.4/5.0
• Cash flow +2.6/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Broadway Lake’s premier single-family home community - where serenity, space, and affordability come together. If you’ve been searching for land + new construction under $500,000, this is one of the rare opportunities in the Upstate to have both. With homesites ranging from 1 to 5+ acres, you’ll experience true privacy, peaceful surroundings, and room to live the lifestyle you want. Nestled just beside beautiful Broadway Lake, this community offers the perfect balance of nature and convenience. Enjoy being just 2 minutes from boat access, 13 minutes to Pine Lake Golf Club, 15 minutes to Downtown Anderson, and only 45 minutes to Greenville. Whether you're relaxing in your freshly sodded, oversized backyard, taking a short walk to the lake, or enjoying the quiet that comes with acreage living - this community is all about peace, space, and freedom. Key Features: 1 to 5+ acre homesites (26 total opportunities) Homes ranging from ~1,700 to 2,500+ sq ft 3-to-5-bedroom floorplans 2-car garages Primary bedroom on main floor options Quartz countertops & modern finishes Luxury vinyl plank flooring 9-foot ceilings Electric fireplaces Tub & shower combos in primary suites All just minutes from AnMed Health Medical Center, shopping, dining, and everyday essentials - while still feeling completely tucked away. Opportunities like this don’t come around often - new construction, acreage, and location all in one. Schedule your tour today and come experience Broadway Lake living for yourself!

Key facts

• Acreage
• New construction
• Boat access

Tags

• NEW CONSTRUCTION
• ACREAGE
• BOAT ACCESS
• OVERSIZED BACKYARD
• NEAR BROADWAY LAKE
• MINUTES FROM SHOPPING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $425k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (49.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (54.5% below list).
• Recommended offer: $193k (54.5% below list) — sets the bar for 1% rule.
• Cap rate 2.2% vs local median 3.2% in Anderson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 02 (rural): math 46% / reading 52% proficiency, ranked #16 of 80 in SC (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wright Elementary (math 77% / reading 57%, grade B+, #45 of 597 statewide, top 8%, 193 students, 77% FRL); Belton Middle (math 37% / reading 46%, grade F, #68 of 229 statewide, top 31%, 495 students, 77% FRL); Belton Honea Path High (math 58% / reading 86%, grade B+, #48 of 196 statewide, top 26%, 1,097 students, 67% FRL) — zoned schools average 73% FRL vs 46% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 1120 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 127 days — a 12% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $193,169 (54.5% 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 127 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.45% ✗
• Cap rate: 2.19%
• Cash-on-cash: -14.65%
• DSCR: 0.35
• GRM: 18.3

CMA / ARV

• ARV (median comp): $426,250
• List price: $424,990
• Delta: -0.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1072 Shirley Dr	0.04mi	4/3.5	2,266 (-6%)	0mo	$405,000	$179	86
1558 Shirley Dr	0.26mi	4/3.0	2,411 (0%)	5mo	$430,000	$178	84
1510 Shirley Dr	0.27mi	5/3.0 (+1)	2,334 (-3%)	0mo	$396,990	$170	77
1588 Shirley Dr	0.26mi	5/3.0 (+1)	2,334 (-3%)	2mo	$397,990	$171	76
1544 Shirley Dr	0.26mi	4/3.5	2,266 (-6%)	4mo	$422,500	$186	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -40.6%
• Equity multiple: -0.30×
• Total profit: $-154,207
• Equity at exit: $63,367

10-year hold

• IRR: -43.2%
• Equity multiple: -0.86×
• Total profit: $-221,674
• Equity at exit: $36,745

Cash invested: $118,997 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 8 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $414,900 ($188/sqft)
• Median days on market: 51 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: -5.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29621

• Rents YoY: 6.5%
• Active inventory: 1120
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$2,229
• Tax est. 1.5%: −$531 /mo · $6,375/yr
• Insurance: −$177
• HOA: −$42
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-1,453

Break-even live

Break-even rent $3,771

Max offer price $214,742

Occupancy floor —

Sensitivity live

Price	-10% $-1,159	-5% $-1,306	+0% $-1,453	+5% $-1,600	+10% $-1,747
Rent	-10% $-1,606	-5% $-1,529	+0% $-1,453	+5% $-1,377	+10% $-1,300
Rate	-1.0pp $-1,239	-0.5pp $-1,345	base $-1,453	+0.5pp $-1,563	+1.0pp $-1,675

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: $106,248
• Closing costs: $12,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Homeowners association presentHOA covers common area insurance, enforces by-laws, pet restrictions, and restrictive covenantsCommunity common areas and pets allowed

Exterior

• Parking: Attached garage for 2 cars with door openerPaved concrete driveway
• Utilities: Well waterSeptic systemPrivate garbage pickupElectric power
• Home design: Two-story homeUnder construction
• Construction: Vinyl siding exteriorArchitectural roofSlab foundationGarage storage space
• Exterior features: Covered back porchSome trees / wooded setting

Interior

• Kitchen: DishwasherDisposalElectric ovenBuilt-in microwaveKitchen approx. 11 x 15
• Bedrooms: Primary bedroom on main level with double sink, separate shower and tub, and walk-in closet (approx. 14 x 16)Second bedroom approx. 12 x 10Third bedroom approx. 12 x 11Fourth bedroom approx. 13 x 16
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Three full bathrooms (two full baths on the main level)
• Heating & cooling: Electric heatingElectric coolingElectric water heater
• Interior features: 9-foot+ ceilings with smooth finish and tray ceilingCeiling fansSmoke detectorWalk-in closetsQuartz countertopsPantry closetRadon mitigation systemOne screened fireplace
• Laundry & utility: Laundry on first floor with walk-in areaWasher connectionDryer connection (electric hookup)Stackable washer/dryer accommodating

HOA detail $42/mo · $504/yr

• Likely covers: electric

Listing history 50 events

1. 2026-11-08
   days on market $424,990 Active 127 DOM
2. 2026-11-07
   days on market $424,990 Active 126 DOM
3. 2026-11-06
   days on market $424,990 Active 125 DOM
4. 2026-11-05
   days on market $424,990 Active 124 DOM
5. 2026-11-04
   days on market $424,990 Active 123 DOM
6. 2026-11-02
   days on market $424,990 Active 121 DOM
7. 2026-11-01
   days on market $424,990 Active 120 DOM
8. 2026-10-31
   days on market $424,990 Active 119 DOM
9. 2026-10-30
   days on market $424,990 Active 118 DOM
10. 2026-10-29
    days on market $424,990 Active 117 DOM
11. 2026-10-28
    days on market $424,990 Active 116 DOM
12. 2026-10-27
    days on market $424,990 Active 115 DOM
13. 2026-10-26
    days on market $424,990 Active 114 DOM
14. 2026-10-26
    days on market $424,990 Active 113 DOM
15. 2026-10-24
    days on market $424,990 Active 112 DOM
16. 2026-10-23
    days on market $424,990 Active 111 DOM
17. 2026-10-22
    days on market $424,990 Active 110 DOM
18. 2026-10-21
    days on market $424,990 Active 109 DOM
19. 2026-10-20
    pricedays on market $424,990 Active 108 DOM
20. 2026-10-19
    days on market $429,990 Active 107 DOM
21. 2026-10-18
    days on market $429,990 Active 106 DOM
22. 2026-10-17
    days on market $429,990 Active 105 DOM
23. 2026-10-16
    days on market $429,990 Active 104 DOM
24. 2026-10-15
    days on market $429,990 Active 103 DOM
25. 2026-10-14
    days on market $429,990 Active 102 DOM
26. 2026-10-13
    status $429,990 Active 101 DOM
27. 2026-10-13
    days on market $429,990 Contingency Contract 101 DOM
28. 2026-10-12
    days on market $429,990 Contingency Contract 100 DOM
29. 2026-10-11
    days on market $429,990 Contingency Contract 99 DOM
30. 2026-10-10
    days on market $429,990 Contingency Contract 98 DOM
31. 2026-10-09
    days on market $429,990 Contingency Contract 97 DOM
32. 2026-10-08
    days on market $429,990 Contingency Contract 96 DOM
33. 2026-10-07
    days on market $429,990 Contingency Contract 95 DOM
34. 2026-10-06
    days on market $429,990 Contingency Contract 94 DOM
35. 2026-10-05
    days on market $429,990 Contingency Contract 93 DOM
36. 2026-10-04
    days on market $429,990 Contingency Contract 92 DOM
37. 2026-10-03
    days on market $429,990 Contingency Contract 91 DOM
38. 2026-10-02
    days on market $429,990 Contingency Contract 90 DOM
39. 2026-10-01
    days on market $429,990 Contingency Contract 89 DOM
40. 2026-09-30
    days on market $429,990 Contingency Contract 88 DOM
41. 2026-09-29
    days on market $429,990 Contingency Contract 87 DOM
42. 2026-09-28
    days on market $429,990 Contingency Contract 86 DOM
43. 2026-09-27
    days on market $429,990 Contingency Contract 85 DOM
44. 2026-09-25
    days on market $429,990 Contingency Contract 83 DOM
45. 2026-09-24
    days on market $429,990 Contingency Contract 82 DOM
46. 2026-09-23
    days on market $429,990 Contingency Contract 81 DOM
47. 2026-09-22
    days on market $429,990 Contingency Contract 80 DOM
48. 2026-09-21
    days on market $429,990 Contingency Contract 79 DOM
49. 2026-09-20
    days on market $429,990 Contingency Contract 78 DOM
50. 2026-09-19
    days on market $429,990 Contingency Contract 77 DOM

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

Taxation est. · year 1

• Rental income: $23,180
• − Mortgage interest: −$23,806
• − Property taxes: −$6,375
• − Insurance: −$2,125
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − HOA: −$504
• − Depreciation: −$12,363
• Taxable loss: −$25,702
• Est. tax savings @ 24.0%: +$6,168
• After-tax cash flow: $-11,267/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 · 3 photos

Excellent 95/100 None rehab

This single-family home in Broadway Lake is in excellent condition with no visible repairs needed. It offers a serene and private setting with easy access to local amenities. Potential buyers and renters will appreciate the well-maintained exterior, interior, and landscaping.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can attract more buyers and renters. ↑
• Both HVAC system maintenance or replacement — A reliable HVAC system is essential for comfort and energy efficiency. ↑
• Both Flooring replacement in high-traffic areas — Replacing worn-out flooring can improve the home's appearance and functionality. ↑

C Composite school gradezoned avg 60/100

Zoned Schools

Elementary Wright Elementary B+ SC #45/597 Nat'l #4,366/41,679 Middle Belton Middle F SC #68/229 Nat'l #5,602/14,009 High Belton Honea Path High B+ SC #48/196 Nat'l #1,878/17,239

Schools (NCES district)

• District: Anderson 02
• NCES district ID: 4500810
• Math proficiency: 46% ▼ -1.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $38,940
• Composite: 40.88/100
• National rank: #3623
• State rank: #16 of 80 in SC

C Composite livability gradescore 67/100

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

• County: Anderson County · 210,546 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: 3% of renters

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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%

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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%
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Homeowners association presentHOA covers common area insurance, enforces by-laws, pet restrictions, and restrictive covenantsCommunity common areas and pets allowed

Exterior

• Parking: Attached garage for 2 cars with door openerPaved concrete driveway
• Utilities: Well waterSeptic systemPrivate garbage pickupElectric power
• Home design: Two-story homeUnder construction
• Construction: Vinyl siding exteriorArchitectural roofSlab foundationGarage storage space
• Exterior features: Covered back porchSome trees / wooded setting

Interior

• Kitchen: DishwasherDisposalElectric ovenBuilt-in microwaveKitchen approx. 11 x 15
• Bedrooms: Primary bedroom on main level with double sink, separate shower and tub, and walk-in closet (approx. 14 x 16)Second bedroom approx. 12 x 10Third bedroom approx. 12 x 11Fourth bedroom approx. 13 x 16
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Three full bathrooms (two full baths on the main level)
• Heating & cooling: Electric heatingElectric coolingElectric water heater
• Interior features: 9-foot+ ceilings with smooth finish and tray ceilingCeiling fansSmoke detectorWalk-in closetsQuartz countertopsPantry closetRadon mitigation systemOne screened fireplace
• Laundry & utility: Laundry on first floor with walk-in areaWasher connectionDryer connection (electric hookup)Stackable washer/dryer accommodating

Price history

+0.0% since first listed

10 events — show timeline

• 2026-07-14 Contingent — WUMLS
• 2026-07-14 Contingent — Greater Greenville MLS
• 2026-07-14 Pending — WUMLS
• 2026-07-14 Pending — Greater Greenville MLS
• 2026-07-01 Listing Removed — Greater Greenville MLS
• 2026-06-24 Price Changed $429,990 Greater Greenville MLS
• 2026-06-23 Price Changed $429,990 WUMLS
• 2026-05-23 Listed $442,990 Greater Greenville MLS
• 2026-05-23 Listed $442,990 WUMLS
• 2026-04-15 Listed $429,990 Greater Greenville MLS