622 Martha Dr · Anderson, SC 29624

$159,900

2 bd · 2.0 ba · 1,269 sqft · Other public records · 28 Days on market

Built 2000 0.30 ac lot

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• Appreciation +4.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all INVESTORS! Discover this charming 3-bedroom, 2-bathroom home tucked away in an established Anderson neighborhood. Featuring a bright and airy open-concept floor plan, the property effortlessly maximizes its living space. Outside, the large backyard offers endless possibilities—whether envisioned as an entertainment hub, a sprawling garden, or a secure play area. This property is currently operating as a successful rental. Rentals in this area go from $1500 to $1600 per month. The tenant is highly motivated to stay, providing the next owner with a seamless transition and immediate cash flow from day one. To respect the tenant's privacy, please do not go onto the property wi

Key facts

• Immediate cash flow
• Large backyard
• 0.3 acre lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• LARGE BACKYARD
• IMMEDIATE CASH FLOW

Property features AI

Finance

• Financial info: Other annual assessment: $1,667

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl and wood siding; Architectural shingle roof
• Construction: Built within the last 21–30 years; Crawlspace foundation
• Exterior features: Level lot; Not in a subdivision; Located outside city limits

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Laminate, vinyl, and wood
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Crawl space basement; Laminate, vinyl, and wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $153k (4.5% below list).
• Recommended offer: $153k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: 114 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); lower-income renter base — watch delinquency; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• At $1,526/mo this rent would consume 60% of the median local household income ($31k/yr) (locally 843% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $8k; list at $160k implies a 1899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,634 (4.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.79×
• Total profit: $-9,254
• Equity at exit: $30,618

10-year hold

• IRR: 2.9%
• Equity multiple: 1.24×
• Total profit: $10,810
• Equity at exit: $25,751

Cash invested: $44,772 (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 29624

• Home prices YoY: -0.5%
• Active inventory: 114
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $162

Break-even live

Break-even rent $1,322

Max offer price $159,900

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	14d	1	1.15mi
201 S Murray Ave Anderson, SC	1.0–2.0	1.0–2.0	1010	$2,200	$2.18	3d	1	1.20mi
203B Cromer Rd Anderson, SC	2.0	1.5	1000	$1,395	$1.40	3d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $159,900 Active 28 DOM
2. 2026-06-17
   days on market $159,900 Active 27 DOM
3. 2026-06-16
   days on market $159,900 Active 26 DOM
4. 2026-06-15
   days on market $159,900 Active 25 DOM
5. 2026-06-13
   pricedays on market $159,900 Active 23 DOM
6. 2026-06-10
   days on market $165,000 Active 20 DOM
7. 2026-06-09
   days on market $165,000 Active 19 DOM
8. 2026-06-08
   days on market $165,000 Active 18 DOM
9. 2026-06-07
   days on market $165,000 Active 17 DOM
10. 2026-06-05
    days on market $165,000 Active 14 DOM
11. 2026-06-03
    days on market $165,000 Active 13 DOM
12. 2026-06-03
    days on market $165,000 Active 12 DOM
13. 2026-06-01
    days on market $165,000 Active 11 DOM
14. 2026-05-31
    days on market $165,000 Active 10 DOM
15. 2026-05-21
    listed $165,000 Active
16. 2025-09-16
    historical
17. 2025-07-24
    status Active
18. 2025-05-07
    price $165,000
19. 2025-04-30
    listed $170,000 Active
20. 1994-01-20
    soldstatus $8,000
21. 1994-01-19
    soldstatus $13,500

ⓘ 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: $1,667 · $139/mo
• Projected year-2 tax: $1,667 · $139/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 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: $18,316
• − Mortgage interest: −$8,957
• − Property taxes: −$1,667
• − Insurance: −$800
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,652
• Taxable loss: −$690
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $2,106/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): 13,498
• Household income: $30,549
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 843.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Black 41% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -2.06%
• Current HPI: 406.0533
• Rent YoY: —
• 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

+1122.2% since first listed

7 events — show timeline

• 2026-05-21 Listed $165,000 WUMLS
• 2025-09-16 Listing Removed — WUMLS
• 2025-07-24 Relisted — WUMLS
• 2025-05-07 Price Changed $165,000 WUMLS
• 2025-04-30 Listed $170,000 WUMLS
• 1994-01-20 Sold (Public Records) $8,000 Public Records
• 1994-01-19 Sold (Public Records) $13,500 Public Records

Property tax history

+17.3%/yr

Latest (2025): $1,667 · +587.8% YoY. Source: county tax records.