800 Beachwood Ave · Anderson, SC 29621

$59,500

2 bd · 1.0 ba · 836 sqft · SingleFamily public records · 434 Days on market

Built 1950 Poor condition 7,840 sqft lot $71/sqft · 52% below area ↓ 8% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +4.1/5.0
• Livability +3.4/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two bedroom investor/handy man special home available at 800 Beachwood Avenue in Anderson! Located conveniently in the City of Anderson and very close to Anderson University! This home will not qualify for traditional financing and will more than likely have to be a cash sale.

Key facts

• 7,840 sq ft lot
• Built 1950
• Listed 434 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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: Calhoun Academy of The Arts (math 41% / reading 37%, grade F, #301 of 597 statewide, top 51%, 473 students, 100% FRL); Glenview Middle (math 38% / reading 45%, grade F, #68 of 229 statewide, top 31%, 733 students, 69% 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 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 973 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $411 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 (-3.0% appreciation + 6.5% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 434 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 434 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 2.05% ✓
• Cap rate: 18.38%
• Cash-on-cash: 43.15%
• DSCR: 2.92
• GRM: 4.1

CMA / ARV

• ARV (median comp): $124,631
• List price: $59,500
• Delta: -52.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Sumter St	0.20mi	3/1.0 (+1)	834 (-0%)	3mo	$120,000	$144	83
1020 Elizabeth St	0.68mi	2/1.0	809 (-3%)	2mo	$158,000	$195	62
1017 Elizabeth St	0.65mi	1/1.0 (-1)	850 (+2%)	1mo	$65,000	$76	61
206 Sumter St	0.21mi	2/1.0	768 (-8%)	21mo	$130,000	$169	59
211 North St	0.19mi	3/2.0 (+1)	890 (+6%)	15mo	$192,500	$216	59
523 Mildred St	0.61mi	2/2.0	903 (+8%)	2mo	$169,000	$187	53
418 Churchwell Ave	0.49mi	2/1.0	792 (-5%)	21mo	$132,500	$167	51
921 E Market St	0.41mi	2/1.0	722 (-14%)	13mo	$60,000	$83	47

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: 43.8%
• Equity multiple: 2.98×
• Total profit: $33,027
• Equity at exit: $8,872

10-year hold

• IRR: 51.3%
• Equity multiple: 6.87×
• Total profit: $97,819
• Equity at exit: $5,144

Cash invested: $16,660 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 5 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $179,999 ($181/sqft)
• Median days on market: 77 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -17.4% 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: 973
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$312
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $599

Break-even live

Break-even rent $464

Max offer price $59,500

Occupancy floor 46%

Sensitivity live

Price	-10% $633	-5% $616	+0% $599	+5% $582	+10% $565
Rent	-10% $503	-5% $551	+0% $599	+5% $647	+10% $696
Rate	-1.0pp $629	-0.5pp $614	base $599	+0.5pp $584	+1.0pp $568

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: $14,875
• Closing costs: $1,785
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 Mildred St Anderson, SC	2.0	1.0	800	$950	$1.19	98d	1	0.62mi
611 Bonham Ct Unit A Anderson, SC	2.0	1.0	963	$1,150	$1.19	119d	1	0.80mi
121 E Sharpe St Unit 123 Anderson, SC	2.0	1.0	840	$1,075	$1.28	119d	1	0.84mi
121 E Sharpe St Unit 137 Anderson, SC	2.0	1.0	553	$1,075	$1.94	62d	1	0.84mi
121 E Sharpe St Unit 127 Anderson, SC	1.0	1.0	723	$950	$1.31	119d	1	0.84mi
1001 S Fant St Unit A Anderson, SC	2.0	1.0	900	$1,275	$1.42	2d	1	0.86mi
1001 S Fant St Unit A Anderson, SC	2.0	1.0	900	$1,275	$1.42	7d	1	0.86mi
402 N Main St Anderson, SC	2.0	1.0–2.0	692	$1,895	$2.74	0d	4	0.89mi
117 E Reed St Anderson, SC	2.0	1.0	800	$1,295	$1.62	7d	1	0.92mi
1203 S Fant St Iva, SC	3.0	2.0	1100	$938	$0.85	7d	1	0.92mi
201 S Murray Ave Anderson, SC	1.0–2.0	1.0–2.0	1010	$2,200	$2.18	0d	1	0.96mi
1218 S Fant St Anderson, SC	3.0	2.0	1000	$1,600	$1.60	7d	1	0.98mi
506 Plain St Anderson, SC	2.0	1.0	927	$1,100	$1.19	7d	1	1.05mi
119 Woodland Dr Unit B Anderson, SC	2.0	1.5	1100	$895	$0.81	119d	1	1.12mi
119 Woodland Dr Unit B Anderson, SC	2.0	1.5	1100	$895	$0.81	92d	1	1.12mi
119 Woodland Dr Unit C Anderson, SC	2.0	1.5	1100	$850	$0.77	4d	1	1.12mi
108 Woodland Dr Unit D Anderson, SC	2.0	1.5	1000	$895	$0.90	7d	1	1.19mi
1206 Stephens St Anderson, SC	3.0	1.0	1100	$995	$0.90	119d	1	1.37mi
307 B St Anderson, SC	2.0	1.0	1069	$1,350	$1.26	7d	1	1.38mi
507 Rose Hl Anderson, SC	2.0	1.0	1017	$895	$0.88	4d	1	1.49mi

Property features AI

Finance

• Other: Lead-based paint disclosure requiredResidential property disclosure required
• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: No garage listed
• Utilities: Public water availablePublic sewer availablePublic garbage pickupWater heater: other (see remarks)
• Home design: Single-story homeBuilt around 1950Crawl space foundation
• Construction: Wood exteriorMetal roofApproximately 50+ years old
• Exterior features: Level lotLess than 1/2 acre

Interior

• Kitchen: Kitchen about 12 x 14No appliances listed
• Bedrooms: Two bedrooms on the main levelPrimary bedroom about 12 x 14Second bedroom about 12 x 15
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: No heating systemNo cooling system
• Interior features: Other interior features (see remarks)One fireplace
• Laundry & utility: No laundry facilities listed

Listing history 50 events

1. 2026-09-23
   days on market $59,500 Active 434 DOM
2. 2026-09-22
   days on market $59,500 Active 433 DOM
3. 2026-09-21
   days on market $59,500 Active 432 DOM
4. 2026-09-20
   days on market $59,500 Active 431 DOM
5. 2026-09-19
   days on market $59,500 Active 430 DOM
6. 2026-09-18
   days on market $59,500 Active 429 DOM
7. 2026-09-17
   days on market $59,500 Active 428 DOM
8. 2026-09-16
   days on market $59,500 Active 427 DOM
9. 2026-09-15
   days on market $59,500 Active 426 DOM
10. 2026-09-14
    days on market $59,500 Active 425 DOM
11. 2026-09-13
    days on market $59,500 Active 424 DOM
12. 2026-09-12
    days on market $59,500 Active 423 DOM
13. 2026-09-11
    days on market $59,500 Active 422 DOM
14. 2026-09-05
    days on market $59,500 Active 416 DOM
15. 2026-09-04
    days on market $59,500 Active 415 DOM
16. 2026-09-03
    days on market $59,500 Active 414 DOM
17. 2026-08-31
    days on market $59,500 Active 411 DOM
18. 2026-08-30
    days on market $59,500 Active 410 DOM
19. 2026-08-29
    days on market $59,500 Active 409 DOM
20. 2026-08-28
    days on market $59,500 Active 408 DOM
21. 2026-08-27
    days on market $59,500 Active 407 DOM
22. 2026-08-25
    days on market $59,500 Active 405 DOM
23. 2026-08-24
    days on market $59,500 Active 404 DOM
24. 2026-08-23
    days on market $59,500 Active 403 DOM
25. 2026-08-22
    days on market $59,500 Active 402 DOM
26. 2026-08-21
    days on market $59,500 Active 401 DOM
27. 2026-08-20
    days on market $59,500 Active 400 DOM
28. 2026-08-19
    days on market $59,500 Active 399 DOM
29. 2026-08-18
    days on market $59,500 Active 398 DOM
30. 2026-08-17
    days on market $59,500 Active 397 DOM
31. 2026-08-16
    days on market $59,500 Active 396 DOM
32. 2026-08-15
    days on market $59,500 Active 395 DOM
33. 2026-08-14
    days on market $59,500 Active 394 DOM
34. 2026-08-13
    days on market $59,500 Active 393 DOM
35. 2026-08-12
    days on market $59,500 Active 392 DOM
36. 2026-08-11
    days on market $59,500 Active 391 DOM
37. 2026-08-10
    days on market $59,500 Active 390 DOM
38. 2026-08-09
    days on market $59,500 Active 389 DOM
39. 2026-08-08
    days on market $59,500 Active 388 DOM
40. 2026-08-07
    days on market $59,500 Active 387 DOM
41. 2026-08-06
    days on market $59,500 Active 386 DOM
42. 2026-08-05
    days on market $59,500 Active 385 DOM
43. 2026-08-04
    days on market $59,500 Active 384 DOM
44. 2026-08-03
    days on market $59,500 Active 383 DOM
45. 2026-07-31
    days on market $59,500 Active 380 DOM
46. 2026-07-30
    days on market $59,500 Active 379 DOM
47. 2026-07-30
    days on market $59,500 Active 378 DOM
48. 2026-07-28
    days on market $59,500 Active 377 DOM
49. 2026-07-26
    days on market $59,500 Active 375 DOM
50. 2026-07-24
    days on market $59,500 Active 373 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: $359 · $30/mo
• Projected year-2 tax: $359 · $30/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 ≥106°F today · 16 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: $14,670
• − Mortgage interest: −$3,333
• − Property taxes: −$359
• − Insurance: −$298
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$1,731
• Taxable income: $6,603
• Est. tax owed @ 24.0%: −$1,585
• After-tax cash flow: $5,604/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 · 6 photos

Poor 20/100 Extensive rehab Est. rehab $41,800–$75,240 screening

This property requires extensive repairs and renovations to bring it up to a livable condition. The roof, exterior siding, interior walls, windows, HVAC, and landscaping all need significant work.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows are boarded up, indicating they are not functioning and need immediate attention.
• Major Electrical (electrical) — The interior is in a state of disrepair, with exposed wiring and missing fixtures, suggesting significant electrical issues.
• Major Plumbing (plumbing) — The interior is in a state of disrepair, with exposed plumbing and missing fixtures, suggesting significant plumbing issues.
• Major Exterior (exterior) — The exterior is in a state of disrepair, with peeling paint and missing siding.

Repairs flagged

• Major roof — The roof is visibly damaged and missing shingles, indicating a major repair is needed.
• Major exterior siding — The exterior siding is peeling and damaged, indicating a major repair is needed.
• Major interior walls — The interior walls are peeling and damaged, indicating a major repair is needed.
• Major windows — The windows are missing panes and frames, indicating a major repair is needed.
• Major HVAC/mechanicals — The HVAC and mechanical systems are missing components and in poor condition, indicating a major repair is needed.

Value-add opportunities

• Both roof replacement — Replacing the roof will improve the home's appearance and increase its value for both resale and rental. ↑
• Both exterior siding repair — Repairing the exterior siding will improve the home's appearance and increase its value for both resale and rental. ↑
• Both interior wall repair — Repairing the interior walls will improve the home's appearance and increase its value for both resale and rental. ↑
• Both window replacement — Replacing the windows will improve the home's appearance and increase its value for both resale and rental. ↑
• Both HVAC/mechanical repair — Repairing the HVAC and mechanical systems will improve the home's functionality and increase its value for both resale and rental. ↑
• Both landscaping — Landscaping the property will improve the home's curb appeal and increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Extensive 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.

D Composite school gradezoned avg 52/100

Zoned Schools

Elementary Calhoun Academy Of The Arts F SC #301/597 Nat'l #20,819/41,679 Middle Glenview Middle F SC #68/229 Nat'l #5,602/14,009 High T. L. Hanna High A- SC #28/196 Nat'l #1,362/17,239

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): 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%
• Common ancestry: Serbian 3% Slovak 3% Romanian 3%
• Foreign-born: 5% · Canada, China
• 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

• Other: Lead-based paint disclosure requiredResidential property disclosure required
• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: No garage listed
• Utilities: Public water availablePublic sewer availablePublic garbage pickupWater heater: other (see remarks)
• Home design: Single-story homeBuilt around 1950Crawl space foundation
• Construction: Wood exteriorMetal roofApproximately 50+ years old
• Exterior features: Level lotLess than 1/2 acre

Interior

• Kitchen: Kitchen about 12 x 14No appliances listed
• Bedrooms: Two bedrooms on the main levelPrimary bedroom about 12 x 14Second bedroom about 12 x 15
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: No heating systemNo cooling system
• Interior features: Other interior features (see remarks)One fireplace
• Laundry & utility: No laundry facilities listed

Price history

-7.8% since first listed

4 events — show timeline

• 2025-09-03 Price Changed $59,500 Greater Greenville MLS
• 2025-09-02 Price Changed $59,500 WUMLS
• 2025-07-16 Listed $64,500 WUMLS
• 2025-07-16 Listed $64,500 Greater Greenville MLS

Property tax history

-9.5%/yr

Latest (2022): $359 · +7.4% YoY. Source: county tax records.