405 Speyside Ln · Anderson, SC 29621

$185,490

3 bd · 2.5 ba · 1,305 sqft · Townhouse · 10 Days on market

Built 2025 Excellent condition 1,742 sqft lot Est $185k · at est. $125/mo HOA · 7% of rent

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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 +12.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• 1% rule +4.3/10.0
• Rent growth +4.1/5.0
• Schools +3.9/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover Clarke Townes, a charming townhome community in a quiet Anderson neighborhood. Designed for those seeking simplicity and style, this energy-efficient home offers low-maintenance living with a private back patio and HOA lawn and exterior care. Spend your weekends relaxing or exploring local favorites like Lake Hartwell, downtown Anderson, or Clemson football games nearby. With convenient access to Anderson University and Greenville, Clarke Townes provides the perfect setting to unwind and connect.

Key facts

• On-site dog park
• Private yard
• Modern kitchen

Tags

• PRIVATE YARD
• ON-SITE DOG PARK
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• ENERGY-EFFICIENT CONSTRUCTION
• MAINTENANCE-FREE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $185k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-44 ($-529/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (7.0% below list).
• Recommended offer: $173k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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); 685 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $172,501 (7.0% 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. 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. 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: 0.93% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $185,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Speyside Ln	0.00mi	3/2.5	1,305 (0%)	1mo	$185,490	$142	99
405 Speyside Ln	0.00mi	3/2.5	1,305 (0%)	1mo	$185,490	$142	99
403 Speyside Ln	0.00mi	3/2.5	1,305 (0%)	2mo	$185,490	$142	98
400 Speyside Ln	0.02mi	3/2.5	1,305 (0%)	1mo	$189,000	$145	98
402 Speyside Ln	0.02mi	3/2.5	1,305 (0%)	1mo	$187,990	$144	98
412 Speyside Ln	0.03mi	3/2.5	1,305 (0%)	1mo	$196,017	$150	98
401 Speyside Ln	0.00mi	3/2.5	1,305 (0%)	2mo	$187,290	$144	98
409 Speyside Ln	0.01mi	3/2.5	1,305 (0%)	2mo	$185,490	$142	98
411 Speyside Ln	0.01mi	3/2.5	1,305 (0%)	2mo	$187,290	$144	97
103 Lowland Dr	0.02mi	3/2.5	1,305 (0%)	3mo	$183,240	$140	97
230 Islay Way	0.06mi	3/2.5	1,305 (0%)	2mo	$178,290	$137	96
224 Islay Way	0.06mi	3/2.5	1,305 (0%)	3mo	$178,290	$137	95

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: -13.6%
• Equity multiple: 0.49×
• Total profit: $-26,384
• Equity at exit: $27,657

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,994
• Equity at exit: $16,038

Cash invested: $51,937 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$973
• Tax est. 1.5%: −$232 /mo · $2,782/yr
• Insurance: −$77
• HOA: −$125
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-44

Break-even live

Break-even rent $1,781

Max offer price $179,106

Occupancy floor 98%

Sensitivity live

Price	-10% $84	-5% $20	+0% $-44	+5% $-108	+10% $-172
Rent	-10% $-180	-5% $-112	+0% $-44	+5% $24	+10% $92
Rate	-1.0pp $49	-0.5pp $3	base $-44	+0.5pp $-92	+1.0pp $-141

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: $46,372
• Closing costs: $5,565
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Islay WAY Anderson, SC	3.0	2.5	1411	$1,695	$1.20	4d	1	0.09mi
209 Polaris St Anderson, SC	3.0	2.0	1500	$1,500	$1.00	12d	1	0.31mi
305 Cedar Rdg Anderson, SC	3.0	2.5	1603	$1,745	$1.09	4d	1	1.11mi
902 Pickens St Anderson, SC	2.0	1.0	1185	$1,195	$1.01	25d	1	1.44mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 4 events

1. 2026-02-23
   status Pending

   Show marketing remark (510 chars)

   Discover Clarke Townes, a charming townhome community in a quiet Anderson neighborhood. Designed for those seeking simplicity and style, this energy-efficient home offers low-maintenance living with a private back patio and HOA lawn and exterior care. Spend your weekends relaxing or exploring local favorites like Lake Hartwell, downtown Anderson, or Clemson football games nearby. With convenient access to Anderson University and Greenville, Clarke Townes provides the perfect setting to unwind and connect.

2. 2026-02-23
   status Pending 510-char remark

   Show marketing remark (510 chars)

   Discover Clarke Townes, a charming townhome community in a quiet Anderson neighborhood. Designed for those seeking simplicity and style, this energy-efficient home offers low-maintenance living with a private back patio and HOA lawn and exterior care. Spend your weekends relaxing or exploring local favorites like Lake Hartwell, downtown Anderson, or Clemson football games nearby. With convenient access to Anderson University and Greenville, Clarke Townes provides the perfect setting to unwind and connect.

3. 2026-02-13
   listed $185,490 Active

   Show marketing remark (510 chars)

   Discover Clarke Townes, a charming townhome community in a quiet Anderson neighborhood. Designed for those seeking simplicity and style, this energy-efficient home offers low-maintenance living with a private back patio and HOA lawn and exterior care. Spend your weekends relaxing or exploring local favorites like Lake Hartwell, downtown Anderson, or Clemson football games nearby. With convenient access to Anderson University and Greenville, Clarke Townes provides the perfect setting to unwind and connect.

4. 2026-02-13
   listed $185,490 Active 510-char remark

   Show marketing remark (510 chars)

   Discover Clarke Townes, a charming townhome community in a quiet Anderson neighborhood. Designed for those seeking simplicity and style, this energy-efficient home offers low-maintenance living with a private back patio and HOA lawn and exterior care. Spend your weekends relaxing or exploring local favorites like Lake Hartwell, downtown Anderson, or Clemson football games nearby. With convenient access to Anderson University and Greenville, Clarke Townes provides the perfect setting to unwind and connect.

ⓘ 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: $20,700
• − Mortgage interest: −$10,390
• − Property taxes: −$2,782
• − Insurance: −$927
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$1,500
• − Depreciation: −$5,396
• Taxable loss: −$3,608
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $336/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 · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with modern amenities and a well-maintained exterior. It offers a great opportunity for a move-in-ready home with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

ⓘ 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

4 events — show timeline

• 2026-02-23 Pending — Greater Greenville MLS
• 2026-02-23 Pending — WUMLS
• 2026-02-13 Listed $185,490 WUMLS
• 2026-02-13 Listed $185,490 Greater Greenville MLS