16 N Prince St · Anderson, SC 29624

$64,509

2 bd · 1.0 ba · 1,449 sqft · SingleFamily · 304 Days on market

Built 1950 0.28 ac lot ↓ 7% 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
• 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

16 N Prince St Anderson, SC this 2 bedroom is available at $69,509! The home can be used as a duplex with 2 front doors. It is currently setup as one large unit with a door in the back between the two units. This is an investor/handy man special and will not qualify for traditional financing and will most likely have to be a cash sale.

Key facts

• Door in the back
• Two front doors
• Duplex

Tags

• DUPLEX
• TWO FRONT DOORS
• LARGE UNIT
• DOOR IN THE BACK

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: Driveway (see remarks)
• Utilities: Public water available; Public sewer available; Public garbage pickup; Water heater: other (see remarks); No garage
• Home design: Single-story home; Built around 1950; Crawl space foundation
• Construction: Asbestos shingle exterior finish; Composition shingle and slate roofing
• Exterior features: Level lot; Half acre or smaller

Interior

• Kitchen: Kitchen approximately 12 x 17
• Bedrooms: Two main-level bedrooms; Primary bedroom approximately 15 x 6; Second bedroom approximately 8 x 12
• Flooring: Ceramic tile; Hardwood; Vinyl
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Main-level secondary living quarters with a separate entrance; Other interior features (see remarks); No fireplace
• Laundry & utility: No dedicated laundry listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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: 116 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $1,528/mo this rent would consume 60% 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 $446 of loan paydown is wiped out by about $1k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,767 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 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: 2.37% ✓
• Cap rate: 20.45%
• Cash-on-cash: 50.57%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $197,064
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 South Mcduffie St	0.49mi	3/1.5 (+1)	1,500 (+4%)	3mo	$50,000	$33	62
302 Fallstaff St	0.49mi	3/2.0 (+1)	1,600 (+10%)	7mo	$165,000	$103	45
221 E Shockley Ferry Rd	0.48mi	2/2.0	1,610 (+11%)	12mo	$145,000	$90	45
127 Avondale Rd	0.63mi	3/1.0 (+1)	1,392 (-4%)	20mo	$172,000	$124	43
200 Fairlane Dr	0.65mi	3/2.0 (+1)	1,476 (+2%)	18mo	$200,000	$136	42
401 Lewis St	0.65mi	3/2.0 (+1)	1,401 (-3%)	22mo	$196,000	$140	37
79 Harris St	0.49mi	2/1.0	1,234 (-15%)	21mo	$173,500	$141	35
210 E Shockley Ferry Rd	0.49mi	3/1.0 (+1)	1,277 (-12%)	22mo	$145,000	$114	34
112 Ashley Ave	0.58mi	3/2.0 (+1)	1,328 (-8%)	23mo	$210,000	$158	31
403 Mcneil Dr	0.68mi	3/2.0 (+1)	1,600 (+10%)	13mo	$303,000	$189	31

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: 49.5%
• Equity multiple: 3.25×
• Total profit: $40,623
• Equity at exit: $12,352

10-year hold

• IRR: 54.1%
• Equity multiple: 6.55×
• Total profit: $100,181
• Equity at exit: $10,389

Cash invested: $18,063 (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: 116
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$338
• Tax est. 1.5%: −$81 /mo · $968/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $761

Break-even live

Break-even rent $564

Max offer price $64,509

Occupancy floor 45%

Sensitivity live

Price	-10% $806	-5% $784	+0% $761	+5% $739	+10% $717
Rent	-10% $641	-5% $701	+0% $761	+5% $822	+10% $882
Rate	-1.0pp $794	-0.5pp $778	base $761	+0.5pp $745	+1.0pp $728

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: $16,127
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	4d	1	1.12mi
203B Cromer Rd Anderson, SC	2.0	1.5	1000	$1,395	$1.40	4d	1	1.30mi
1208 W Whitner St Anderson, SC	3.0	2.0	1432	$1,450	$1.01	16d	1	1.48mi

Listing history 12 events

1. 2026-06-21
   days on market $64,509 Active 304 DOM
2. 2026-06-18
   days on market $64,509 Active 301 DOM
3. 2026-06-17
   days on market $64,509 Active 300 DOM
4. 2026-06-16
   days on market $64,509 Active 299 DOM
5. 2026-06-15
   days on market $64,509 Active 298 DOM
6. 2026-06-13
   statusdays on market $64,509 Active 296 DOM
7. 2026-05-08
   status Pending

   Show marketing remark (337 chars)

   16 N Prince St Anderson, SC this 2 bedroom is available at $69,509! The home can be used as a duplex with 2 front doors. It is currently setup as one large unit with a door in the back between the two units. This is an investor/handy man special and will not qualify for traditional financing and will most likely have to be a cash sale.

8. 2026-05-08
   status Pending 337-char remark

   Show marketing remark (337 chars)

   16 N Prince St Anderson, SC this 2 bedroom is available at $69,509! The home can be used as a duplex with 2 front doors. It is currently setup as one large unit with a door in the back between the two units. This is an investor/handy man special and will not qualify for traditional financing and will most likely have to be a cash sale.

9. 2025-09-03
   price $64,509
10. 2025-09-02
    price $64,509 337-char remark

    Show marketing remark (337 chars)

    16 N Prince St Anderson, SC this 2 bedroom is available at $69,509! The home can be used as a duplex with 2 front doors. It is currently setup as one large unit with a door in the back between the two units. This is an investor/handy man special and will not qualify for traditional financing and will most likely have to be a cash sale.

11. 2025-07-16
    listed $69,509 Active

    Show marketing remark (337 chars)

    16 N Prince St Anderson, SC this 2 bedroom is available at $69,509! The home can be used as a duplex with 2 front doors. It is currently setup as one large unit with a door in the back between the two units. This is an investor/handy man special and will not qualify for traditional financing and will most likely have to be a cash sale.

12. 2025-07-16
    listed $69,509 Active 337-char remark

    Show marketing remark (337 chars)

    16 N Prince St Anderson, SC this 2 bedroom is available at $69,509! The home can be used as a duplex with 2 front doors. It is currently setup as one large unit with a door in the back between the two units. This is an investor/handy man special and will not qualify for traditional financing and will most 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.

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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $18,335
• − Mortgage interest: −$3,614
• − Property taxes: −$968
• − Insurance: −$323
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$1,877
• Taxable income: $8,621
• Est. tax owed @ 24.0%: −$2,069
• After-tax cash flow: $7,066/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

• 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

-7.2% since first listed

6 events — show timeline

• 2026-05-08 Pending — Greater Greenville MLS
• 2026-05-08 Pending — WUMLS
• 2025-09-03 Price Changed $64,509 Greater Greenville MLS
• 2025-09-02 Price Changed $64,509 WUMLS
• 2025-07-16 Listed $69,509 WUMLS
• 2025-07-16 Listed $69,509 Greater Greenville MLS