908 Kennedy St · Anderson, SC 29624

$108,000

2 bd · 1.0 ba · 1,578 sqft · Other public records · 201 Days on market

5,227 sqft lot

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Why this score? — see what drove the B- 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Great investment opportunity! So much potential in this single family home with two bedrooms, 1 bathroom, large living space, kitchen & basement for storage. This property has a quaint enclosed front porch and is located on a corner lot w/ a fenced in yard.

Key facts

• Attached carport
• Fenced yard
• Bonus lower den

Tags

• HISTORIC DOWNTOWN ANDERSON
• ENCLOSED FRONT PORCH
• FENCED YARD
• ATTACHED CARPORT
• BONUS LOWER DEN
• FIREPLACE

Property features AI

Finance

• HOA & community: No HOA fees; Located in a historic area

Exterior

• Parking: 2-car carport; 2-car garage capacity; Paved concrete driveway
• Utilities: Public water; Public sewer; Public garbage pickup
• Home design: Single-story with basement; Aluminum siding; Architectural roof; Lead-based paint and residential property disclosures required
• Construction: Basement foundation; Basement storage space; Approximate age: Unknown
• Exterior features: Deck; Corner lot; Approximate lot dimensions 50 x 90; About 1/2-acre lot

Interior

• Kitchen: Kitchen approx. 12 x 12; Electric cooktop
• Bedrooms: 2 bedrooms on the main level; Primary bedroom with multiple closets; Primary bedroom approx. 14 x 18; Second bedroom approx. 14 x 14
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Central forced cooling; Electric water heater
• Interior features: Open floor plan; Wood burning fireplace; Full finished basement; Workshop
• Laundry & utility: Laundry on the 1st floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $108k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Varennes Elementary (math 18% / reading 18%, grade F, #508 of 597 statewide, top 86%, 370 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 18% at this address vs 46% district-wide (-28 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $747 of loan paydown is wiped out by about $2k 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.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $30k; list at $108k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.17% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 7.2

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: 5.5%
• Equity multiple: 1.23×
• Total profit: $6,856
• Equity at exit: $20,680

10-year hold

• IRR: 13.3%
• Equity multiple: 2.18×
• Total profit: $35,556
• Equity at exit: $17,393

Cash invested: $30,240 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $315

Break-even live

Break-even rent $859

Max offer price $108,000

Occupancy floor 70%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S Murray Ave Anderson, SC	1.0–2.0	1.0–2.0	1010	$2,200	$2.18	2d	1	0.62mi
902 Pickens St Anderson, SC	2.0	1.0	1185	$1,195	$1.01	23d	1	0.71mi
509 N Fant St Anderson, SC	3.0	1.5	1500	$1,450	$0.97	21d	1	0.83mi
1208 W Whitner St Anderson, SC	3.0	2.0	1432	$1,450	$1.01	14d	1	1.40mi
1206 Stephens St Anderson, SC	3.0	1.0	1100	$995	$0.90	23d	1	1.48mi

Listing history 2 events

1. 2026-06-07
   remarks 651-char remark
2. 2026-06-07
   listed $108,000 Active 201 DOM

ⓘ 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: $810 · $67/mo
• Projected year-2 tax: $810 · $67/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 6/10 Major FEMA zone X (unshaded) · 75% 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,099
• − Mortgage interest: −$6,050
• − Property taxes: −$810
• − Insurance: −$540
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$3,142
• Taxable income: $2,143
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $3,268/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

+185.0% since first listed

14 events — show timeline

• 2026-06-05 Relisted — Greater Greenville MLS
• 2026-04-06 Listing Removed — Greater Greenville MLS
• 2026-03-13 Price Changed $108,000 Greater Greenville MLS
• 2026-03-13 Relisted — Greater Greenville MLS
• 2026-03-09 Pending — Greater Greenville MLS
• 2026-03-08 Relisted — Greater Greenville MLS
• 2026-02-25 Pending — Greater Greenville MLS
• 2025-09-05 Listed $92,200 Greater Greenville MLS
• 2019-04-17 Sold (MLS) $30,000 WUMLS
• 2019-04-05 Contingent — WUMLS
• 2019-03-28 Price Changed $29,900 WUMLS
• 2019-03-20 Relisted — WUMLS
• 2019-01-30 Contingent — WUMLS
• 2018-10-10 Listed $37,900 WUMLS

Property tax history

+5.3%/yr

Latest (2025): $810 · +5.7% YoY. Source: county tax records.