822 Salem St · Anderson, SC 29624

$159,900

4 bd · 2.0 ba · 1,500 sqft · Land · 7 Days on market

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Why this score? — see what drove the D+ 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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

Take a look at this cozy 3 bedroom, 2 bath, brick home. Oversized eat-in kitchen, indoor laundry room, and newly updated bathroom. ; new plumbing and HVAC. Located near downtown, you will be close to all the fun Anderson has to offer.

Key facts

• Listed 7 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $160k.

Deal economics

• At list price, monthly cash flow is $61 ($730/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (7.7% below list).
• Recommended offer: $148k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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-, schools D+, crime 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.
• Market conditions: 114 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $1,476/mo this rent would consume 58% of the median local household income ($31k/yr) (locally 843% of renters already pay >50% of income on rent) — 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 $1k of loan paydown is wiped out by about $3k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y ago 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.

Risks & watch-outs

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

Recommended offer $147,574 (7.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.0

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: -8.8%
• Equity multiple: 0.65×
• Total profit: $-15,646
• Equity at exit: $30,618

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,884
• Equity at exit: $25,751

Cash invested: $44,772 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $61

Break-even live

Break-even rent $1,399

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $171	-5% $116	+0% $61	+5% $6	+10% $-50
Rent	-10% $-56	-5% $3	+0% $61	+5% $119	+10% $177
Rate	-1.0pp $141	-0.5pp $101	base $61	+0.5pp $19	+1.0pp $-23

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 N Fant St Anderson, SC	3.0	1.5	1500	$1,450	$0.97	22d	1	0.69mi
1206 Stephens St Anderson, SC	3.0	1.0	1100	$995	$0.90	24d	1	1.40mi
1208 W Whitner St Anderson, SC	3.0	2.0	1432	$1,450	$1.01	15d	1	1.46mi

Listing history 21 events

1. 2026-05-22
   soldstatus $159,000 Closed
2. 2026-04-25
   status Pending
3. 2026-04-17
   listed $159,900 Active
4. 2025-03-12
   historical
5. 2025-02-10
   price $169,900
6. 2025-02-04
   status Active
7. 2025-01-31
   historical
8. 2024-11-19
   price $174,900
9. 2024-10-16
   price $182,900
10. 2024-09-13
    price $184,900
11. 2024-08-13
    listed $189,900 Active
12. 2023-10-06
    soldstatus $140,000 Sold 234-char remark

    Show marketing remark (234 chars)

    Take a look at this cozy 3 bedroom, 2 bath, brick home. Oversized eat-in kitchen, indoor laundry room, and newly updated bathroom. ; new plumbing and HVAC. Located near downtown, you will be close to all the fun Anderson has to offer.

13. 2023-09-07
    status Pending 234-char remark

    Show marketing remark (234 chars)

    Take a look at this cozy 3 bedroom, 2 bath, brick home. Oversized eat-in kitchen, indoor laundry room, and newly updated bathroom. ; new plumbing and HVAC. Located near downtown, you will be close to all the fun Anderson has to offer.

14. 2023-08-01
    price $140,000 234-char remark

    Show marketing remark (234 chars)

    Take a look at this cozy 3 bedroom, 2 bath, brick home. Oversized eat-in kitchen, indoor laundry room, and newly updated bathroom. ; new plumbing and HVAC. Located near downtown, you will be close to all the fun Anderson has to offer.

15. 2023-07-23
    listed $149,900 Active 234-char remark

    Show marketing remark (234 chars)

    Take a look at this cozy 3 bedroom, 2 bath, brick home. Oversized eat-in kitchen, indoor laundry room, and newly updated bathroom. ; new plumbing and HVAC. Located near downtown, you will be close to all the fun Anderson has to offer.

16. 2022-08-11
    soldstatus $105,000 Sold
17. 2022-08-11
    soldstatus $105,000 Sold
18. 2022-06-14
    status Pending
19. 2022-06-14
    status Pending
20. 2022-05-27
    listed $119,900 Active
21. 2022-05-27
    listed $119,900 Active

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

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 · 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: $17,709
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,652
• Taxable loss: −$1,931
• Est. tax savings @ 24.0%: +$463
• After-tax cash flow: $1,193/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

+32.6% since first listed

21 events — show timeline

• 2026-05-22 Sold (MLS) $159,000 WUMLS
• 2026-04-25 Pending — WUMLS
• 2026-04-17 Listed $159,900 WUMLS
• 2025-03-12 Listing Removed — WUMLS
• 2025-02-10 Price Changed $169,900 WUMLS
• 2025-02-04 Relisted — WUMLS
• 2025-01-31 Listing Removed — WUMLS
• 2024-11-19 Price Changed $174,900 WUMLS
• 2024-10-16 Price Changed $182,900 WUMLS
• 2024-09-13 Price Changed $184,900 WUMLS
• 2024-08-13 Listed $189,900 WUMLS
• 2023-10-06 Sold (MLS) $140,000 WUMLS
• 2023-09-07 Pending — WUMLS
• 2023-08-01 Price Changed $140,000 WUMLS
• 2023-07-23 Listed $149,900 WUMLS
• 2022-08-11 Sold (MLS) $105,000 WUMLS
• 2022-08-11 Sold (MLS) $105,000 Greater Greenville MLS
• 2022-06-14 Pending — WUMLS
• 2022-06-14 Pending — Greater Greenville MLS
• 2022-05-27 Listed $119,900 WUMLS
• 2022-05-27 Listed $119,900 Greater Greenville MLS

Property tax history

-15.7%/yr

Latest (2025): $225 · +88.6% YoY. Source: county tax records.