526 Roan Creek Trl · Anderson, SC 29621

$264,900

3 bd · 3.0 ba · 1,679 sqft · SingleFamily public records · 6 Days on market

Built 2022 Est $312k · 15% under

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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).

• ARV discount +14.3/15.0
• Cash flow +11.5/30.0
• Rent growth +4.1/5.0
• Schools +3.9/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained nearly new townhome on a corner lot in the highly desired neighborhood of Hanna Crossing Community across the street from TL Hanna High School. Private, and quiet corner lot with no neighbors behind you. Covered back porch looking out on a peaceful pasture. All without sacrificing location. Bright and open concept living, upgraded with built in electric fireplace, cabinets in the large laundry room and lots of storage and closet space. Beautifully styled kitchen with large island, white cabinets, quartz countertop and herringbone glass tile backsplash. Full package of stainless steel appliances. The primary bedroom with attached en-suite bathroom is on the first floor with

Key facts

• Lots of storage
• White cabinets
• Large laundry room

Tags

• CORNER LOT
• COVERED BACK PORCH
• BUILT IN ELECTRIC FIREPLACE
• LARGE LAUNDRY ROOM
• LOTS OF STORAGE
• WHITE CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (28.5% below list).
• Recommended offer: $189k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: North Pointe Elementary (math 65% / reading 62%, grade B, #66 of 597 statewide, top 11%, 492 students, 43% 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 at 53% FRL track the district average.
• Zoned-school proficiency averages 66% at this address vs 46% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the Anderson 05 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.5%/yr); 685 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $199k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $189,423 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.72% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $312,294
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Duraleigh Rd	0.44mi	3/2.0	1,450 (-14%)	7mo	$269,900	$186	47
402 Greer Farm Ln	0.49mi	3/2.0	1,903 (+13%)	7mo	$345,000	$181	45
221 Bronson Rdg	0.53mi	3/2.0	1,852 (+10%)	13mo	$340,000	$184	44
310 Smithfield Dr	0.60mi	3/2.0	1,913 (+14%)	11mo	$370,000	$193	36
325 Smithfield Dr	0.69mi	3/2.0	1,916 (+14%)	20mo	$375,000	$196	24

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: -15.3%
• Equity multiple: 0.44×
• Total profit: $-41,600
• Equity at exit: $39,497

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-12,950
• Equity at exit: $22,904

Cash invested: $74,172 (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: 685
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-87

Break-even live

Break-even rent $2,005

Max offer price $249,482

Occupancy floor 100%

Sensitivity live

Price	-10% $63	-5% $-12	+0% $-87	+5% $-162	+10% $-237
Rent	-10% $-237	-5% $-162	+0% $-87	+5% $-12	+10% $62
Rate	-1.0pp $46	-0.5pp $-20	base $-87	+0.5pp $-156	+1.0pp $-226

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
245 Scenic Rd Anderson, SC	3.0	3.0	1564	$2,000	$1.28	25d	1	0.05mi
180 Wexford Dr Unit 103-10 Anderson, SC	2.0	2.0	1056	$1,500	$1.42	4d	1	1.07mi
3109 Pinehurst Ln Anderson, SC	3.0	2.0	1550	$1,850	$1.19	4d	1	1.13mi
190 Wexford Dr Unit 202-11 Anderson, SC	2.0	2.0	1056	$1,250	$1.18	16d	1	1.15mi
160 Wexford Dr Unit 301-8 Anderson, SC	2.0	2.0	1056	$1,300	$1.23	4d	1	1.16mi
151 Wexford Dr Unit 204-5 Anderson, SC	2.0	2.0	1056	$1,500	$1.42	25d	1	1.18mi
150 Wexford Dr Unit 207-7 Anderson, SC	3.0	2.0	1255	$1,700	$1.35	23d	1	1.20mi
1027 Whirlaway Cir Anderson, SC	4.0	2.0	2238	$1,950	$0.87	4d	1	1.27mi

Listing history 4 events

1. 2026-06-15
   days on market $264,900 Active 6 DOM
2. 2026-06-13
   days on market $264,900 Active 4 DOM
3. 2026-06-10
   remarks 699-char remark
4. 2026-06-10
   listed $264,900 Active 1 DOM

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,510 · $126/mo
• Expected delta: +$500/yr (+$42/mo · 49.5%)

ⓘ 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 4/10 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,731
• − Mortgage interest: −$14,839
• − Property taxes: −$1,010
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$7,706
• Taxable loss: −$5,786
• Est. tax savings @ 24.0%: +$1,389
• After-tax cash flow: $341/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): 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

+7.7% since first listed

6 events — show timeline

• 2026-06-09 Listed $264,900 FSBO.com
• 2022-12-16 Listing Removed — Greater Greenville MLS
• 2022-10-18 Listed $245,990 Greater Greenville MLS
• 2022-09-22 Listing Removed — Greater Greenville MLS
• 2022-09-12 Sold (Public Records) $198,750 Public Records
• 2022-06-21 Listed $245,940 Greater Greenville MLS

Property tax history

+138.0%/yr

Latest (2025): $1,010 · +1247.8% YoY. Source: county tax records.