800 Beachwood Ave · Anderson, SC 29621

$59,500

2 bd · 1.0 ba · 836 sqft · Other public records · 337 Days on market

Built 1950 7,840 sqft lot ↓ 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
• Rent growth +4.1/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 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 337 days

Property features AI

Finance

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

Exterior

• Parking: No garage listed
• Utilities: Public water available; Public sewer available; Public garbage pickup; Water heater: other (see remarks)
• Home design: Single-story home; Built around 1950; Crawl space foundation
• Construction: Wood exterior; Metal roof; Approximately 50+ years old
• Exterior features: Level lot; Less than 1/2 acre

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/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 19.0% 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: Calhoun Academy of The Arts (math 41% / reading 37%, grade F, #301 of 597 statewide, top 51%, 473 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 678 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 337 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 337 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.12% ✓
• Cap rate: 19.04%
• Cash-on-cash: 45.52%
• DSCR: 3.03
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 46.5%
• Equity multiple: 3.12×
• Total profit: $35,272
• Equity at exit: $8,872

10-year hold

• IRR: 53.7%
• Equity multiple: 7.19×
• Total profit: $103,147
• 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 →

ZIP-level market 29621

• Rents YoY: 6.5%
• Active inventory: 678
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$312
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $632

Break-even live

Break-even rent $464

Max offer price $59,500

Occupancy floor 45%

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
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 Mildred St Anderson, SC	2.0	1.0	800	$950	$1.19	3d	1	0.62mi
611 Bonham Ct Unit A Anderson, SC	2.0	1.0	963	$1,150	$1.19	24d	1	0.80mi
121 E Sharpe St Unit 123 Anderson, SC	2.0	1.0	840	$1,075	$1.28	24d	1	0.84mi
121 E Sharpe St Unit 127 Anderson, SC	1.0	1.0	723	$950	$1.31	24d	1	0.84mi
402 N Main St Anderson, SC	2.0	1.0–1.5	526	$2,195	$4.17	3d	5	0.89mi
201 S Murray Ave Anderson, SC	1.0–2.0	1.0–2.0	1010	$2,200	$2.18	3d	1	0.96mi
119 Woodland Dr Unit B Anderson, SC	2.0	1.5	1100	$895	$0.81	24d	1	1.12mi
1206 Stephens St Anderson, SC	3.0	1.0	1100	$995	$0.90	24d	1	1.37mi

Listing history 18 events

1. 2026-06-18
   days on market $59,500 Active 337 DOM
2. 2026-06-17
   days on market $59,500 Active 336 DOM
3. 2026-06-16
   days on market $59,500 Active 335 DOM
4. 2026-06-15
   days on market $59,500 Active 334 DOM
5. 2026-06-13
   days on market $59,500 Active 332 DOM
6. 2026-06-10
   days on market $59,500 Active 329 DOM
7. 2026-06-09
   days on market $59,500 Active 328 DOM
8. 2026-06-08
   days on market $59,500 Active 327 DOM
9. 2026-06-07
   days on market $59,500 Active 326 DOM
10. 2026-06-05
    days on market $59,500 Active 323 DOM
11. 2026-06-03
    days on market $59,500 Active 322 DOM
12. 2026-06-03
    days on market $59,500 Active 321 DOM
13. 2026-06-01
    days on market $59,500 Active 320 DOM
14. 2026-05-31
    days on market $59,500 Active 319 DOM
15. 2025-09-03
    price $59,500
16. 2025-09-02
    price $59,500 277-char remark

    Show marketing remark (277 chars)

    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.

17. 2025-07-16
    listed $64,500 Active

    Show marketing remark (277 chars)

    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.

18. 2025-07-16
    listed $64,500 Active 277-char remark

    Show marketing remark (277 chars)

    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.

ⓘ 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: $15,169
• − Mortgage interest: −$3,333
• − Property taxes: −$359
• − Insurance: −$298
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$1,731
• Taxable income: $7,022
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $5,898/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): 46,482
• Household income: $74,256
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1268.0

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: 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%

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

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

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.