908 Kennedy St · Anderson, SC 29624

$108,000

2 bd · 1.0 ba · 1,578 sqft · SingleFamily public records · 249 Days on market

Fair condition 5,227 sqft lot 2-car garage $68/sqft · 37% below area Est $171k · 37% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• Schools +4.6/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $263 ($3k/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 9.2% vs local median 3.2% 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); Mccants Middle (math 55% / reading 59%, grade B, #20 of 229 statewide, top 8%, 563 students, 64% FRL); T. L. Hanna High (math 63% / reading 91%, grade A-, #28 of 196 statewide, top 16%, 1,910 students, 53% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 184 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• At $1,192/mo this rent would consume 47% of the median local household income ($31k/yr) — 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 $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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 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 249 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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 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: 1.10% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (median comp): $170,894
• List price: $108,000
• Delta: -36.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
826 Burts Ct	0.11mi	2/1.0	1,606 (+2%)	23mo	$170,000	$106	73
604 E Hampton St	0.17mi	3/2.0 (+1)	1,550 (-2%)	20mo	$150,000	$97	63
1407 South Mcduffie St	0.42mi	3/1.5 (+1)	1,500 (-5%)	6mo	$50,000	$33	60
610 Caughlin Ave	0.33mi	3/2.5 (+1)	1,579 (+0%)	16mo	$264,900	$168	60
817 Kennedy St	0.07mi	3/1.0 (+1)	1,726 (+9%)	21mo	$150,000	$87	58
302 Fallstaff St	0.48mi	3/2.0 (+1)	1,600 (+1%)	10mo	$165,000	$103	58
1009 E River St	0.30mi	3/2.5 (+1)	1,672 (+6%)	12mo	$249,000	$149	55
606 Caughlin Ave	0.33mi	3/2.0 (+1)	1,500 (-5%)	16mo	$264,900	$177	54
608 Caughlin Ave	0.33mi	3/2.0 (+1)	1,428 (-10%)	13mo	$240,000	$168	49
404 S Gossett St	0.72mi	3/1.0 (+1)	1,685 (+7%)	2mo	$172,500	$102	49
929 E Whitner St	0.63mi	3/2.0 (+1)	1,561 (-1%)	15mo	$210,000	$135	48
1005 Brock St	0.35mi	3/2.0 (+1)	1,435 (-9%)	16mo	$187,950	$131	47

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.12×
• Total profit: $3,517
• Equity at exit: $20,680

10-year hold

• IRR: 10.8%
• Equity multiple: 1.94×
• Total profit: $28,345
• 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 →

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

Active competition Active MLS

• For sale now: 13 active · 8 under contract
• Months of supply: 7.8 mo (13%/mo absorbed)
• Median asking: $250,000 ($170/sqft)
• Median days on market: 67 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: -36.2% vs current asking $/sqft

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

ZIP-level market 29624

• Home prices YoY: -0.5%
• Active inventory: 184
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,192 high
• Mortgage (P&I): −$566
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $263

Break-even live

Break-even rent $859

Max offer price $108,000

Occupancy floor 73%

Sensitivity live

Price	-10% $324	-5% $293	+0% $263	+5% $232	+10% $202
Rent	-10% $169	-5% $216	+0% $263	+5% $310	+10% $357
Rate	-1.0pp $317	-0.5pp $290	base $263	+0.5pp $235	+1.0pp $206

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 S Fant St Iva, SC	3.0	2.0	1100	$938	$0.85	7d	1	0.13mi
201 S Murray Ave Anderson, SC	1.0–2.0	1.0–2.0	1010	$2,200	$2.18	0d	1	0.62mi
902 Pickens St Anderson, SC	2.0	1.0	1185	$1,195	$1.01	119d	1	0.71mi
6 Herring Ave Anderson, SC	3.0	2.0	1333	$1,550	$1.16	71d	1	0.76mi
402 N Main St Anderson, SC	2.0	1.0–2.0	692	$1,895	$2.74	0d	4	0.79mi
509 N Fant St Anderson, SC	3.0	1.5	1500	$1,450	$0.97	117d	1	0.83mi
220 Williamston Rd Anderson, SC	2.0	1.0	1211	$1,470	$1.21	71d	1	1.06mi
100 Duvall Way Anderson, SC	2.0–3.0	1.0–2.0	1060	$919	$0.87	0d	4	1.16mi
307 B St Anderson, SC	2.0	1.0	1069	$1,350	$1.26	7d	1	1.23mi
800 Linley St Anderson, SC	3.0	1.0	1298	$1,075	$0.83	6d	1	1.25mi
800 Linley St Anderson, SC	3.0	1.0	1298	$1,075	$0.83	4d	1	1.25mi
809 Wilson St Anderson, SC	3.0	2.0	1532	$1,695	$1.11	71d	1	1.25mi
809 Wilson St Anderson, SC	3.0	2.0	1532	$1,695	$1.11	62d	1	1.25mi
1208 W Whitner St Anderson, SC	3.0	2.0	1432	$1,450	$1.01	110d	1	1.40mi
1208 W Whitner St Anderson, SC	3.0	2.0	1432	$1,395	$0.97	78d	1	1.40mi
105 Peachtree St Anderson, SC	2.0	1.0	1150	$975	$0.85	7d	1	1.42mi
1206 Stephens St Anderson, SC	3.0	1.0	1100	$995	$0.90	119d	1	1.48mi

Property features AI

Finance

• HOA & community: No HOA feesLocated in a historic area

Exterior

• Parking: 2-car carport2-car garage capacityPaved concrete driveway
• Utilities: Public waterPublic sewerPublic garbage pickup
• Home design: Single-story with basementAluminum sidingArchitectural roofLead-based paint and residential property disclosures required
• Construction: Basement foundationBasement storage spaceApproximate age: Unknown
• Exterior features: DeckCorner lotApproximate lot dimensions 50 x 90About 1/2-acre lot

Interior

• Kitchen: Kitchen approx. 12 x 12Electric cooktop
• Bedrooms: 2 bedrooms on the main levelPrimary bedroom with multiple closetsPrimary bedroom approx. 14 x 18Second bedroom approx. 14 x 14
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heatingCentral forced coolingElectric water heater
• Interior features: Open floor planWood burning fireplaceFull finished basementWorkshop
• Laundry & utility: Laundry on the 1st floor

Listing history 41 events

1. 2026-09-22
   days on market $108,000 Active 249 DOM
2. 2026-09-21
   days on market $108,000 Active 248 DOM
3. 2026-09-20
   days on market $108,000 Active 247 DOM
4. 2026-09-19
   days on market $108,000 Active 246 DOM
5. 2026-09-18
   days on market $108,000 Active 245 DOM
6. 2026-09-17
   days on market $108,000 Active 244 DOM
7. 2026-09-16
   days on market $108,000 Active 243 DOM
8. 2026-09-15
   days on market $108,000 Active 242 DOM
9. 2026-09-14
   days on market $108,000 Active 241 DOM
10. 2026-09-13
    days on market $108,000 Active 240 DOM
11. 2026-09-12
    days on market $108,000 Active 239 DOM
12. 2026-09-11
    days on market $108,000 Active 238 DOM
13. 2026-09-05
    days on market $108,000 Active 232 DOM
14. 2026-09-04
    days on market $108,000 Active 231 DOM
15. 2026-09-03
    days on market $108,000 Active 230 DOM
16. 2026-08-31
    days on market $108,000 Active 227 DOM
17. 2026-08-30
    days on market $108,000 Active 226 DOM
18. 2026-08-29
    days on market $108,000 Active 225 DOM
19. 2026-08-28
    days on market $108,000 Active 224 DOM
20. 2026-08-27
    days on market $108,000 Active 223 DOM
21. 2026-08-25
    days on market $108,000 Active 221 DOM
22. 2026-08-24
    days on market $108,000 Active 220 DOM
23. 2026-08-23
    days on market $108,000 Active 219 DOM
24. 2026-08-22
    days on market $108,000 Active 218 DOM
25. 2026-08-21
    days on market $108,000 Active 217 DOM
26. 2026-08-20
    days on market $108,000 Active 216 DOM
27. 2026-08-19
    days on market $108,000 Active 215 DOM
28. 2026-08-18
    days on market $108,000 Active 214 DOM
29. 2026-08-17
    days on market $108,000 Active 213 DOM
30. 2026-08-16
    days on market $108,000 Active 212 DOM
31. 2026-08-15
    days on market $108,000 Active 211 DOM
32. 2026-08-14
    days on market $108,000 Active 210 DOM
33. 2026-08-13
    days on market $108,000 Active 209 DOM
34. 2026-08-12
    days on market $108,000 Active 208 DOM
35. 2026-08-11
    days on market $108,000 Active 207 DOM
36. 2026-08-10
    days on market $108,000 Active 206 DOM
37. 2026-08-09
    days on market $108,000 Active 205 DOM
38. 2026-08-08
    days on market $108,000 Active 204 DOM
39. 2026-08-07
    days on market $108,000 Active 203 DOM
40. 2026-06-07
    remarks 651-char remark
41. 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: $14,303
• − Mortgage interest: −$6,050
• − Property taxes: −$810
• − Insurance: −$540
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$3,142
• Taxable income: $1,474
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $2,800/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 · 7 photos

Fair 45/100 Moderate rehab Est. rehab $39,450–$71,010 screening

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathroom, as well as the roof and landscaping. Painting and updating the kitchen cabinets can significantly enhance the home's appeal and value.

Repairs flagged

• Major kitchen cabinets — severely dated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Minor roof — visible wear on shingles, potential for minor leaks
• Minor landscaping — overgrown landscaping, needs trimming

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Resale replace kitchen cabinets — Modern, updated cabinets can greatly enhance the home's appeal and value ↑
• Resale repair roof — A repaired roof can prevent further damage and improve the home's overall condition ↑
• Both trim landscaping — Well-maintained landscaping can improve curb appeal and add value to the home ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Varennes Elementary F SC #508/597 Nat'l #34,815/41,679 Middle Mccants Middle B SC #20/229 Nat'l #2,208/14,009 High Westside High B- SC #92/196 Nat'l #3,064/17,239

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

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

• Census place: Anderson, SC
• County: Anderson County · 210,546 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: 13% 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: 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%

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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: ▼ -2.06%
• Current HPI: 406.0533
• Rent YoY: —
• 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: No HOA feesLocated in a historic area

Exterior

• Parking: 2-car carport2-car garage capacityPaved concrete driveway
• Utilities: Public waterPublic sewerPublic garbage pickup
• Home design: Single-story with basementAluminum sidingArchitectural roofLead-based paint and residential property disclosures required
• Construction: Basement foundationBasement storage spaceApproximate age: Unknown
• Exterior features: DeckCorner lotApproximate lot dimensions 50 x 90About 1/2-acre lot

Interior

• Kitchen: Kitchen approx. 12 x 12Electric cooktop
• Bedrooms: 2 bedrooms on the main levelPrimary bedroom with multiple closetsPrimary bedroom approx. 14 x 18Second bedroom approx. 14 x 14
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heatingCentral forced coolingElectric water heater
• Interior features: Open floor planWood burning fireplaceFull finished basementWorkshop
• Laundry & utility: Laundry on the 1st floor

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.