216 Pearman St · Homeland Park, SC 26921

$84,500

3 bd · 2.0 ba · 1,234 sqft · Manufactured public records · 39 Days on market

Built 2000 8,276 sqft lot Est $149k · 43% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three bedrooms Two baths, Great for a rental, Needs some work, This is a Fannie Mae . First 16 days owner occupant only.

Key facts

• Manageable lot
• New hvac
• Outdoor space

Tags

• NEWER METAL ROOF
• NEW HVAC
• MANAGEABLE LOT
• OUTDOOR SPACE
• MINUTES FROM DOWNTOWN ANDERSON
• EASY ACCESS TO HIGHWAY 81

Property features AI

Finance

• HOA & community: No HOA fees or community amenities listed

Exterior

• Parking: Driveway parking (gravel); No garage
• Utilities: Public water; Public sewer; Electric water heater; No garbage pickup listed
• Home design: Single-story residential home; Approximately 21–30 years old; Lot roughly 1/2 acre or less; Approximate lot dimensions listed as 0.19
• Construction: Metal roof; Vinyl siding; Crawl space foundation
• Exterior features: Porch (other); Level lot

Interior

• Kitchen: Refrigerator; Electric cooktop
• Bedrooms: Primary bedroom with full bath and walk-in closet (main level); Two additional bedrooms (main level) — approx. 10 x 12 each; Primary bedroom approx. 13 x 13
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: 9-foot+ ceilings; Non-standard countertops
• Laundry & utility: Laundry on first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#299 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities 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: Varennes Elementary (math 18% / reading 18%, grade F, #508 of 597 statewide, top 86%, 370 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 46% district-wide (-28 pts) — the specific schools serving this property underperform the Anderson 05 average; the district grade overstates school quality for this exact location.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($584 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $14k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $84k implies a 239% 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 $81,965 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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.
6. 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.
7. 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: 1.62% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.65%
• DSCR: 2.32
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $149,314
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Pearman St	0.00mi	3/2.0	1,200 (-3%)	1mo	$82,000	$68	95
109 Cheek St	0.20mi	3/2.0	1,240 (+0%)	14mo	$159,900	$129	78
221 Corning St	0.59mi	3/2.0	1,242 (+1%)	11mo	$149,900	$121	62
55 Lemans Dr	0.74mi	2/2.0 (-1)	1,100 (-11%)	0mo	$43,500	$40	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 3.00×
• Total profit: $47,386
• Equity at exit: $37,995

10-year hold

• IRR: 35.6%
• Equity multiple: 5.92×
• Total profit: $116,471
• Equity at exit: $58,555

Cash invested: $23,660 (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 26921

• Active inventory: 1
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$21 /mo · $248/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $585

Break-even live

Break-even rent $632

Max offer price $84,500

Occupancy floor 52%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203B Cromer Rd Anderson, SC	2.0	1.5	1000	$1,395	$1.40	2d	1	0.16mi
109 Corning St Unit A Anderson, SC	2.0	2.0	1250	$1,300	$1.04	10d	1	0.60mi

Listing history 9 events

1. 2026-05-03
   status Pending
2. 2026-04-20
   price $84,500
3. 2026-04-14
   price $89,900
4. 2026-04-04
   price $94,000
5. 2026-03-24
   listed $99,000 Active
6. 2012-12-11
   soldstatus $24,900
7. 2012-09-07
   soldstatus $11,000 120-char remark

   Show marketing remark (120 chars)

   Three bedrooms Two baths, Great for a rental, Needs some work, This is a Fannie Mae . First 16 days owner occupant only.

8. 2012-07-23
   listed $20,900 120-char remark

   Show marketing remark (120 chars)

   Three bedrooms Two baths, Great for a rental, Needs some work, This is a Fannie Mae . First 16 days owner occupant only.

9. 2002-11-22
   soldstatus $49,500

ⓘ 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: $248 · $21/mo
• Projected year-2 tax: $482 · $40/mo
• Expected delta: +$233/yr (+$19/mo · 94.1%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $16,461
• − Mortgage interest: −$4,733
• − Property taxes: −$248
• − Insurance: −$422
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$2,458
• Taxable income: $5,965
• Est. tax owed @ 24.0%: −$1,432
• After-tax cash flow: $5,584/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 — Homeland Park

• Score: 56/100
• State rank: #299
• US rank: #23092

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A- Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homeland Park, SC

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+70.7% since first listed

9 events — show timeline

• 2026-05-03 Pending — Greater Greenville MLS
• 2026-04-20 Price Changed $84,500 Greater Greenville MLS
• 2026-04-14 Price Changed $89,900 Greater Greenville MLS
• 2026-04-04 Price Changed $94,000 Greater Greenville MLS
• 2026-03-24 Listed $99,000 Greater Greenville MLS
• 2012-12-11 Sold (Public Records) $24,900 Public Records
• 2012-09-07 Sold (MLS) $11,000 WUMLS
• 2012-07-23 Listed $20,900 WUMLS
• 2002-11-22 Sold (Public Records) $49,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $248 · +15.7% YoY. Source: county tax records.