303 Speyside Ln · Anderson, SC 29621

$193,990

4 bd · 3.0 ba · 1,487 sqft · Townhouse · 12 Days on market

Built 2026 Poor condition 1,742 sqft lot Est $211k · 8% under $125/mo HOA · 7% of rent

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Why this score? — see what drove the C- 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 +19.1/30.0
• ARV discount +11.2/15.0
• DSCR +6.0/10.0
• 1% rule +4.5/10.0
• Rent growth +4.1/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Designed with versatility and everyday comfort in mind, The Churchill offers a thoughtful layout that adapts beautifully to the way you live. Complete move-in-ready appliance package for added convenience Main Level Living Covered front porch with inviting curb appeal Private guest bedroom with a full bathroom Open-concept kitchen overlooking the family room Spacious family room perfect for gathering and entertaining Bright breakfast area for casual dining Second Floor Retreat Expansive primary suite featuring: Spacious walk-in closet Private en suite bathroom with walk-in shower Two additional secondary bedrooms Full bathroom Outdoor Enjoyment Rear patio ideal for relaxing or entertaining outdoors The Churchill brings together flexible spaces, functional design, and timeless appeal in a home built to fit every stage of life. Skip the wait and step into your next chapter with a move-in-ready home at Clarke Townes! Schedule your tour today.

Key facts

• Large windows
• Main level bedroom
• Open-concept kitchen

Tags

• MAIN LEVEL BEDROOM
• OPEN-CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• LARGE WINDOWS
• REAR PATIO
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association present; HOA covers exterior maintenance, lawn maintenance, street lights and trash service; Community amenities include common areas, lighting, lawn maintenance and a dog park

Exterior

• Parking: Paved driveway parking
• Utilities: Public water; Electric water heater; Public sewer; Public garbage pickup; Electric power
• Home design: Two-story home; Model: Churchill; New construction (approx. 2026, never lived in); Built by DRB Homes; Slab foundation
• Construction: Vinyl siding exterior; Architectural shingle roof; Slab foundation; Approximate year built 2026
• Exterior features: Front porch; Patio; Tilt-out windows; Level lot

Interior

• Kitchen: Kitchen approximately 9 x 10; Granite countertops; Dishwasher; Disposal; Built-in microwave; Gas oven/range; Refrigerator
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower-only and walk-in closet; Main level includes 1 bedroom; Bedroom sizes: Primary 14 x 13; Second 9 x 12; Third 9 x 11; Fourth 10 x 12
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Three full bathrooms total; One full bathroom on the main level
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Attic with disappearing stairs; Cable available; 9-foot (or higher) smooth ceilings; Granite countertops; Open floor plan; Smoke detector; Walk-in closet(s); Split floor plan; Pantry closet; Smart systems pre-wiring
• Laundry & utility: Laundry on 2nd floor in closet style with electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $194k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $207 ($2k/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 $185k (4.6% below list).
• Recommended offer: $185k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Nevitt Forest Elementary (math 26% / reading 23%, grade F, #452 of 597 statewide, top 78%, 577 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 46% district-wide (-22 pts) — the specific schools serving this property underperform the Anderson 05 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.5%/yr); 678 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Recommended offer $185,096 (4.6% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $211,154
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Speyside Ln	0.03mi	3/2.5 (-1)	1,305 (-12%)	1mo	$189,000	$145	70
402 Speyside Ln	0.03mi	3/2.5 (-1)	1,305 (-12%)	1mo	$187,990	$144	70
405 Speyside Ln	0.04mi	3/2.5 (-1)	1,305 (-12%)	1mo	$185,490	$142	70
407 Speyside Ln	0.04mi	3/2.5 (-1)	1,305 (-12%)	1mo	$185,490	$142	70
403 Speyside Ln	0.04mi	3/2.5 (-1)	1,305 (-12%)	2mo	$185,490	$142	69
412 Speyside Ln	0.05mi	3/2.5 (-1)	1,305 (-12%)	1mo	$196,017	$150	69
401 Speyside Ln	0.04mi	3/2.5 (-1)	1,305 (-12%)	2mo	$187,290	$144	69
409 Speyside Ln	0.05mi	3/2.5 (-1)	1,305 (-12%)	2mo	$185,490	$142	68
411 Speyside Ln	0.05mi	3/2.5 (-1)	1,305 (-12%)	2mo	$187,290	$144	68
103 Lowland Dr	0.05mi	3/2.5 (-1)	1,305 (-12%)	3mo	$183,240	$140	68
230 Islay Way	0.08mi	3/2.5 (-1)	1,305 (-12%)	2mo	$178,290	$137	67
224 Islay Way	0.08mi	3/2.5 (-1)	1,305 (-12%)	3mo	$178,290	$137	66

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-11,460
• Equity at exit: $28,925

10-year hold

• IRR: 7.8%
• Equity multiple: 1.68×
• Total profit: $37,085
• Equity at exit: $16,773

Cash invested: $54,317 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,851 medium
• Mortgage (P&I): −$1,017
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$81
• HOA: −$125
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $207

Break-even live

Break-even rent $1,590

Max offer price $193,990

Occupancy floor 84%

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: $48,498
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Islay WAY Anderson, SC	3.0	2.5	1411	$1,695	$1.20	2d	1	0.05mi
209 Polaris St Anderson, SC	3.0	2.0	1500	$1,500	$1.00	10d	1	0.37mi
305 Cedar Rdg Anderson, SC	3.0	2.5	1603	$1,745	$1.09	2d	1	1.18mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 12 events

1. 2026-06-10
   status $193,990 Pending 12 DOM
2. 2026-06-09
   days on market $193,990 Active 12 DOM
3. 2026-06-08
   days on market $193,990 Active 11 DOM
4. 2026-06-07
   days on market $193,990 Active 10 DOM
5. 2026-06-05
   days on market $193,990 Active 7 DOM
6. 2026-06-03
   days on market $193,990 Active 6 DOM
7. 2026-06-03
   days on market $193,990 Active 5 DOM
8. 2026-06-01
   days on market $193,990 Active 4 DOM
9. 2026-05-31
   days on market $193,990 Active 3 DOM
10. 2026-05-29
    listed $193,990 Active 961-char remark

    Show marketing remark (961 chars)

    Designed with versatility and everyday comfort in mind, The Churchill offers a thoughtful layout that adapts beautifully to the way you live. Complete move-in-ready appliance package for added convenience Main Level Living Covered front porch with inviting curb appeal Private guest bedroom with a full bathroom Open-concept kitchen overlooking the family room Spacious family room perfect for gathering and entertaining Bright breakfast area for casual dining Second Floor Retreat Expansive primary suite featuring: Spacious walk-in closet Private en suite bathroom with walk-in shower Two additional secondary bedrooms Full bathroom Outdoor Enjoyment Rear patio ideal for relaxing or entertaining outdoors The Churchill brings together flexible spaces, functional design, and timeless appeal in a home built to fit every stage of life. Skip the wait and step into your next chapter with a move-in-ready home at Clarke Townes! Schedule your tour today.

11. 2026-05-28
    listed $193,990 Active

    Show marketing remark (1608 chars)

    Discover Clarke Townes, the closest townhome community to Downtown Anderson, SC, where modern living meets an unbeatable location. This desirable Churchill plan offers a fantastic opportunity to make it your own! Step into a spacious foyer featuring a main level bedroom and bath, perfect for a guest suite or home office. The open-concept kitchen overlooks the living area and showcases rich brown cabinetry, granite countertops and a full stainless steel appliance package including a gas range and refrigerator. Large windows fill the living room with natural light and provide access to the rear patio. Upstairs, the primary suite features a generous walk-in closet, dual vanities, and a walk-in shower. Two additional bedrooms, a full bath, and a convenient laundry room with washer/dryer included complete the second floor. Lawn maintenance and exterior maintenance is included, and smart home features are standard, keeping your home efficient, safe, and connected. Clarke Townes puts you at the heart of the action, just minutes from Anderson University, the vibrant dining and entertainment of Downtown Anderson, and the natural beauty of Lake Hartwell for boating, fishing, and weekend adventures. Residents enjoy strong community resources, including well-regarded public schools, quality healthcare, and a variety of parks and recreation programs. The community also offers a dog park, perfect for your four-legged friends. Experience a lifestyle that blends convenience, connectivity, and comfort in a home designed for the way you live today. Come by today and make Clarke Townes your new home!

12. 2026-05-28
    listed $193,990 Active 1608-char remark

    Show marketing remark (1608 chars)

    Discover Clarke Townes, the closest townhome community to Downtown Anderson, SC, where modern living meets an unbeatable location. This desirable Churchill plan offers a fantastic opportunity to make it your own! Step into a spacious foyer featuring a main level bedroom and bath, perfect for a guest suite or home office. The open-concept kitchen overlooks the living area and showcases rich brown cabinetry, granite countertops and a full stainless steel appliance package including a gas range and refrigerator. Large windows fill the living room with natural light and provide access to the rear patio. Upstairs, the primary suite features a generous walk-in closet, dual vanities, and a walk-in shower. Two additional bedrooms, a full bath, and a convenient laundry room with washer/dryer included complete the second floor. Lawn maintenance and exterior maintenance is included, and smart home features are standard, keeping your home efficient, safe, and connected. Clarke Townes puts you at the heart of the action, just minutes from Anderson University, the vibrant dining and entertainment of Downtown Anderson, and the natural beauty of Lake Hartwell for boating, fishing, and weekend adventures. Residents enjoy strong community resources, including well-regarded public schools, quality healthcare, and a variety of parks and recreation programs. The community also offers a dog park, perfect for your four-legged friends. Experience a lifestyle that blends convenience, connectivity, and comfort in a home designed for the way you live today. Come by today and make Clarke Townes your new home!

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$714/yr (+$60/mo · 182.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,212
• − Mortgage interest: −$10,866
• − Property taxes: −$391
• − Insurance: −$970
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − HOA: −$1,500
• − Depreciation: −$5,643
• Taxable loss: −$713
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $2,649/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 · 1 photo

Poor 20/100 Extensive rehab

This townhouse requires extensive repairs and maintenance, including new appliances, fixtures, and landscaping. Significant updates are needed to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Kitchen appliances — No appliances are visible in the kitchen.
• Major Bathroom fixtures — No bathrooms are visible in the photos.
• Major Exterior siding and paint — The exterior siding and paint appear to be in poor condition.
• Major Landscaping — The landscaping and curb appeal appear to be in poor condition with overgrown grass and sparse plants.

Value-add opportunities

• Resale New kitchen appliances — New appliances will attract buyers and improve the home's functionality.
• Both Landscaping improvements — Improved landscaping will enhance curb appeal and attract both buyers and renters.
• Both Paint exterior walls — Painting the exterior will improve the home's curb appeal and attract both buyers and renters.
• Resale Install bathroom fixtures — New bathroom fixtures will improve the home's functionality and attract buyers.
• Resale Replace kitchen appliances — New appliances will improve the home's functionality and attract buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · No appliances are visible in the kitchen.	Major	$15,000–50,000
Bathroom fixtures · No bathrooms are visible in the photos.	Major	$15,000–50,000
Exterior siding and paint · The exterior siding and paint appear to be in poor condition.	Major	$15,000–50,000
Landscaping · The landscaping and curb appeal appear to be in poor condition with overgrown grass and sparse plants.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale New kitchen appliances — New appliances will attract buyers and improve the home's functionality. ↑
• Both Landscaping improvements — Improved landscaping will enhance curb appeal and attract both buyers and renters. ↑
• Both Paint exterior walls — Painting the exterior will improve the home's curb appeal and attract both buyers and renters. ↑
• Resale Install bathroom fixtures — New bathroom fixtures will improve the home's functionality and attract buyers. ↑
• Resale Replace kitchen appliances — New appliances will improve the home's functionality and attract buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-05-29 Listed $193,990 Zillow
• 2026-05-28 Listed $193,990 WUMLS
• 2026-05-28 Listed $193,990 Greater Greenville MLS