Churchill Plan · Anderson, SC 29621

$179,990

3 bd · 2.5 ba · 1,487 sqft · Townhouse · 154 Days on market

Good condition

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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 +14.9/30.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

The Churchill offers a versatile layout designed to adapt to the way you live, with comfortable spaces and thoughtful features throughout.

Key facts

• Dual owner's suites
• Open-concept kitchen
• Flex room

Tags

• FLEX ROOM
• OPEN-CONCEPT KITCHEN
• REAR PATIO
• DUAL OWNER'S SUITES

🏗️ New construction. The $179,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $183,775.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $54 ($646/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 $168k (6.9% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Nevitt Forest Elementary (math 26% / reading 23%, grade F, #452 of 597 statewide, top 78%, 577 students, 100% FRL); Glenview Middle (math 38% / reading 45%, grade F, #68 of 229 statewide, top 31%, 733 students, 69% 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 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 1120 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• It's been on market 154 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $158,391 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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. 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?
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: 0.91% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $183,775
• List price: $179,990
• Delta: -2.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
238 Islay Way	0.07mi	3/2.5	1,491 (+0%)	0mo	$205,990	$138	96
245 Islay Way	0.07mi	3/2.5	1,483 (-0%)	1mo	$209,990	$142	96
311 Speyside Ln	0.08mi	3/2.5	1,487 (0%)	1mo	$209,990	$141	96
305 Speyside Ln	0.07mi	3/2.5	1,483 (-0%)	3mo	$209,540	$141	94
309 Speyside Ln	0.07mi	3/2.5	1,483 (-0%)	4mo	$207,990	$140	93
243 Islay Way	0.07mi	4/3.0 (+1)	1,487 (0%)	1mo	$213,990	$144	89
313 Speyside Ln	0.07mi	4/3.0 (+1)	1,483 (-0%)	3mo	$209,990	$142	87
303 Speyside Ln	0.07mi	4/3.0 (+1)	1,487 (0%)	4mo	$216,490	$146	87
307 Speyside Ln	0.07mi	4/3.0 (+1)	1,487 (0%)	4mo	$192,000	$129	86
105 Lowland Dr	0.02mi	3/2.5	1,305 (-12%)	3mo	$187,990	$144	76
408 Speyside Ln	0.05mi	3/2.5	1,305 (-12%)	4mo	$184,900	$142	74
407 Speyside Ln	0.03mi	3/2.5	1,305 (-12%)	5mo	$185,490	$142	74

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: -10.4%
• Equity multiple: 0.61×
• Total profit: $-20,129
• Equity at exit: $27,401

10-year hold

• IRR: 3.3%
• Equity multiple: 1.28×
• Total profit: $14,352
• Equity at exit: $15,890

Cash invested: $51,457 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 21 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $187,990 ($132/sqft)
• Median days on market: 36 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -6.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29621

• Rents YoY: 6.5%
• Active inventory: 1120
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$964
• Tax est. 1.5%: −$230 /mo · $2,757/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $54

Break-even live

Break-even rent $1,608

Max offer price $183,775

Occupancy floor 92%

Sensitivity live

Price	-10% $181	-5% $117	+0% $54	+5% $-10	+10% $-73
Rent	-10% $-79	-5% $-12	+0% $54	+5% $120	+10% $186
Rate	-1.0pp $146	-0.5pp $101	base $54	+0.5pp $6	+1.0pp $-42

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: $45,944
• Closing costs: $5,513
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Islay Way Anderson, SC	3.0	2.5	1305	$1,750	$1.34	0d	1	0.08mi
226 Islay WAY Anderson, SC	3.0	2.5	1411	$1,695	$1.20	143d	1	0.08mi
209 Polaris St Anderson, SC	3.0	2.0	1500	$1,500	$1.00	151d	1	0.35mi
1502 Mitchell St Anderson, SC	4.0	2.0	1738	$1,595	$0.92	10d	1	0.83mi
170 River Oak Dr Anderson, SC	2.0	1.0	900	$874	$0.97	5d	4	1.02mi
125 Premiere Ct Unit 1 Anderson, SC	2.0	1.0	1100	$1,100	$1.00	0d	1	1.02mi
316 Cedar Rdg Anderson, SC	3.0	2.5	1600	$1,609	$1.01	2d	1	1.08mi
305 Cedar Rdg Anderson, SC	3.0	2.5	1603	$1,786	$1.11	107d	1	1.12mi
614 Osborne Ave Anderson, SC	3.0	1.0	1357	$1,375	$1.01	20d	1	1.24mi
614 Osborne Ave Anderson, SC	3.0	1.0	1357	$1,375	$1.01	1d	1	1.24mi
207 Sears St Anderson, SC	4.0	2.0	1500	$1,850	$1.23	133d	1	1.31mi
104 Wishire Dr Anderson, SC	3.0	2.0	1250	$1,295	$1.04	9d	1	1.36mi
902 Pickens St Anderson, SC	2.0	1.0	1185	$1,195	$1.01	164d	1	1.40mi
506 Plain St Anderson, SC	2.0	1.0	927	$1,100	$1.19	10d	1	1.43mi
506 Plain St Anderson, SC	2.0	1.0	927	$1,100	$1.19	52d	1	1.43mi

Property features AI

Finance

• Other: Living area approximately 1,487 (area provided)
• Financial info: List price $199,990

Exterior

• Home design: Single-family planListed as Churchill plan
• Construction: Built in 2026 (new construction plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom (2.5 total)
• Interior features: Plan: ChurchillActive listing

Listing history 50 events

1. 2026-11-08
   days on market $179,990 Active 154 DOM
2. 2026-11-07
   pricedays on market $179,990 Active 153 DOM
3. 2026-11-06
   days on market $189,990 Active 152 DOM
4. 2026-11-05
   days on market $189,990 Active 151 DOM
5. 2026-11-04
   days on market $189,990 Active 150 DOM
6. 2026-11-02
   days on market $189,990 Active 148 DOM
7. 2026-11-01
   days on market $189,990 Active 147 DOM
8. 2026-10-31
   days on market $189,990 Active 146 DOM
9. 2026-10-30
   days on market $189,990 Active 145 DOM
10. 2026-10-29
    days on market $189,990 Active 144 DOM
11. 2026-10-28
    days on market $189,990 Active 143 DOM
12. 2026-10-27
    days on market $189,990 Active 142 DOM
13. 2026-10-26
    days on market $189,990 Active 141 DOM
14. 2026-10-26
    days on market $189,990 Active 140 DOM
15. 2026-10-24
    days on market $189,990 Active 139 DOM
16. 2026-10-23
    days on market $189,990 Active 138 DOM
17. 2026-10-22
    days on market $189,990 Active 137 DOM
18. 2026-10-21
    days on market $189,990 Active 136 DOM
19. 2026-10-20
    days on market $189,990 Active 135 DOM
20. 2026-10-19
    days on market $189,990 Active 134 DOM
21. 2026-10-18
    days on market $189,990 Active 133 DOM
22. 2026-10-17
    days on market $189,990 Active 132 DOM
23. 2026-10-16
    days on market $189,990 Active 131 DOM
24. 2026-10-15
    days on market $189,990 Active 130 DOM
25. 2026-10-14
    days on market $189,990 Active 129 DOM
26. 2026-10-13
    days on market $189,990 Active 128 DOM
27. 2026-10-12
    days on market $189,990 Active 127 DOM
28. 2026-10-11
    days on market $189,990 Active 126 DOM
29. 2026-10-10
    days on market $189,990 Active 125 DOM
30. 2026-10-09
    days on market $189,990 Active 124 DOM
31. 2026-10-08
    days on market $189,990 Active 123 DOM
32. 2026-10-07
    days on market $189,990 Active 122 DOM
33. 2026-09-27
    days on market $189,990 Active 121 DOM
34. 2026-09-25
    days on market $189,990 Active 119 DOM
35. 2026-09-24
    days on market $189,990 Active 118 DOM
36. 2026-09-23
    days on market $189,990 Active 117 DOM
37. 2026-09-22
    days on market $189,990 Active 116 DOM
38. 2026-09-21
    days on market $189,990 Active 115 DOM
39. 2026-09-20
    days on market $189,990 Active 114 DOM
40. 2026-09-19
    days on market $189,990 Active 113 DOM
41. 2026-09-18
    days on market $189,990 Active 112 DOM
42. 2026-09-17
    days on market $189,990 Active 111 DOM
43. 2026-09-16
    days on market $189,990 Active 110 DOM
44. 2026-09-15
    days on market $189,990 Active 109 DOM
45. 2026-09-14
    days on market $189,990 Active 108 DOM
46. 2026-09-13
    days on market $189,990 Active 107 DOM
47. 2026-09-12
    days on market $189,990 Active 106 DOM
48. 2026-09-11
    days on market $189,990 Active 105 DOM
49. 2026-09-05
    pricedays on market $189,990 Active 99 DOM
50. 2026-09-04
    days on market $199,990 Active 98 DOM

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

Taxation est. · year 1

• Rental income: $20,109
• − Mortgage interest: −$10,294
• − Property taxes: −$2,757
• − Insurance: −$919
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$5,346
• Taxable loss: −$2,425
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $1,227/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 · 12 photos

Good 80/100 None rehab

This move-in-ready townhouse is in excellent condition with modern amenities and a well-maintained exterior. A fresh coat of paint on the exterior trim would further enhance its curb appeal and resale value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Nevitt Forest Elementary F SC #452/597 Nat'l #30,133/41,679 Middle Glenview Middle F SC #68/229 Nat'l #5,602/14,009 High T. L. Hanna High A- SC #28/196 Nat'l #1,362/17,239

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

C Composite livability gradescore 67/100

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 · 210,546 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: 3% of renters

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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%

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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%
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 1%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Living area approximately 1,487 (area provided)
• Financial info: List price $199,990

Exterior

• Home design: Single-family planListed as Churchill plan
• Construction: Built in 2026 (new construction plan)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom (2.5 total)
• Interior features: Plan: ChurchillActive listing