212 C St · Anderson, SC 29625

$97,000

2 bd · 2.0 ba · 1,419 sqft · Other public records · 356 Days on market

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent Investment Opportunity! 212 C Street is a spacious 3-bedroom, 2-bath home that is currently tenant-occupied, offering immediate rental income for investors. Just minutes from downtown Anderson, this property is ideally located with strong rental appeal. This home is being sold as part of a 15-home investment portfolio, making it a great option for investors looking to expand quickly. Don’t miss your chance to add this income-producing property in a growing market to your portfolio!

Key facts

• Listed 356 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Built over 50 years ago; Aluminum siding
• Construction: Crawlspace foundation
• Exterior features: City lot in a subdivision

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $97k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Rents flat; 328 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $671 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.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.
• Current owner paid $22k; list at $97k implies a 348% gain — meaningful room to come down on a strong offer.

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 $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 356 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.36% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.26%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.34×
• Total profit: $9,102
• Equity at exit: $14,463

10-year hold

• IRR: 16.1%
• Equity multiple: 2.18×
• Total profit: $32,119
• Equity at exit: $8,387

Cash invested: $27,160 (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 29625

• Rents YoY: 0.8%
• Active inventory: 328
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$509
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $436

Break-even live

Break-even rent $771

Max offer price $97,000

Occupancy floor 62%

Sensitivity live

Price	-10% $491	-5% $463	+0% $436	+5% $408	+10% $381
Rent	-10% $331	-5% $384	+0% $436	+5% $488	+10% $540
Rate	-1.0pp $485	-0.5pp $461	base $436	+0.5pp $411	+1.0pp $385

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1208 W Whitner St Anderson, SC	3.0	2.0	1432	$1,450	$1.01	15d	1	0.40mi
201 S Murray Ave Anderson, SC	1.0–2.0	1.0–2.0	1010	$2,200	$2.18	3d	1	0.53mi
1206 Stephens St Anderson, SC	3.0	1.0	1100	$995	$0.90	24d	1	0.58mi
7 O St Anderson, SC	3.0	1.0	1100	$1,275	$1.16	15d	1	0.64mi
611 Bonham Ct Unit A Anderson, SC	2.0	1.0	963	$1,150	$1.19	24d	1	0.66mi
509 N Fant St Anderson, SC	3.0	1.5	1500	$1,450	$0.97	21d	1	0.71mi
408 Central Ave Anderson, SC	3.0	2.0	1694	$1,795	$1.06	24d	1	1.32mi
902 Pickens St Anderson, SC	2.0	1.0	1185	$1,195	$1.01	24d	1	1.40mi
101 Clinton Dr Unit A Anderson, SC	2.0	1.0	900	$1,200	$1.33	3d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $97,000 Active 356 DOM
2. 2026-06-17
   days on market $97,000 Active 355 DOM
3. 2026-06-16
   days on market $97,000 Active 354 DOM
4. 2026-06-15
   days on market $97,000 Active 353 DOM
5. 2026-06-13
   days on market $97,000 Active 351 DOM
6. 2026-06-10
   days on market $97,000 Active 348 DOM
7. 2026-06-09
   days on market $97,000 Active 347 DOM
8. 2026-06-08
   days on market $97,000 Active 346 DOM
9. 2026-06-07
   days on market $97,000 Active 345 DOM
10. 2026-06-05
    days on market $97,000 Active 342 DOM
11. 2026-06-03
    days on market $97,000 Active 341 DOM
12. 2026-06-03
    days on market $97,000 Active 340 DOM
13. 2026-06-01
    days on market $97,000 Active 339 DOM
14. 2026-05-31
    days on market $97,000 Active 338 DOM
15. 2025-06-27
    listed $97,000 Active
16. 2025-03-24
    status Pending
17. 2025-03-09
    historical Active - Contingent
18. 2025-01-24
    status Active
19. 2025-01-13
    listed $95,000 Active
20. 2025-01-01
    listed $95,000 Active
21. 2019-06-11
    soldstatus $21,650 Sold
22. 2019-05-22
    status Pending
23. 2019-05-22
    listed $25,000 Active
24. 1998-02-19
    soldstatus $12,751

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $718 · $60/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,872
• − Mortgage interest: −$5,434
• − Property taxes: −$718
• − Insurance: −$485
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$2,822
• Taxable income: $3,874
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $4,302/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): 28,012
• Household income: $61,960
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 773.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -186.36%
• Current HPI: 307.3451
• Rent YoY: ▲ 0.75%
• 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

+660.7% since first listed

10 events — show timeline

• 2025-06-27 Listed $97,000 WUMLS
• 2025-03-24 Pending — Consolidated MLS
• 2025-03-09 Contingent — Consolidated MLS
• 2025-01-24 Relisted — Consolidated MLS
• 2025-01-13 Listed $95,000 Consolidated MLS
• 2025-01-01 Listed $95,000 Consolidated MLS
• 2019-06-11 Sold (MLS) $21,650 WUMLS
• 2019-05-22 Pending — WUMLS
• 2019-05-22 Listed $25,000 WUMLS
• 1998-02-19 Sold (Public Records) $12,751 Public Records

Property tax history

+0.2%/yr

Latest (2025): $718 · +6.3% YoY. Source: county tax records.