209 A St · Anderson, SC 29625

$95,000

3 bd · 1.0 ba · 1,392 sqft · Other public records · 353 Days on market

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity – Portfolio in Anderson, SC! Looking to boost your rental income or expand your investment footprint? Don’t miss this exceptional opportunity to own a 15-property portfolio in the thriving Anderson, SC! Some of the homes are already tenant-occupied, providing instant cash flow, and the entire package is being sold AS-IS – perfect for savvy investors ready to capitalize on strong rental demand and long-term appreciation. All properties are conveniently located near local schools, shopping, and major employers, making them highly desirable for tenants and buyers alike. Included in the package: 209 A, 200 C, 212 C, 301 D, 303 D, 208 E, 308 F, 329 F, 201 H, 217 I, 219 I, 10 P, 1105 West End Ave, 1212 West End Ave, and 607 Piedmont Ave. Opportunities like this don’t come often – secure your spot in one of South Carolina’s most promising rental markets!

Key facts

• Listed 353 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; Over 50 years old; Wood siding
• Construction: Wood siding construction; Crawlspace foundation
• Exterior features: City lot in a subdivision

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Baseboard heating
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: Rents flat; 328 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $657 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.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 353 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $16k; list at $95k implies a 494% gain — meaningful room to come down on a strong offer.

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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 353 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. 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: 1.50% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.49%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.60×
• Total profit: $16,009
• Equity at exit: $14,165

10-year hold

• IRR: 22.4%
• Equity multiple: 2.73×
• Total profit: $46,008
• Equity at exit: $8,214

Cash invested: $26,600 (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 29625

• Rents YoY: 0.8%
• Active inventory: 328
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$498
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $543

Break-even live

Break-even rent $735

Max offer price $95,000

Occupancy floor 57%

Sensitivity live

Price	-10% $597	-5% $570	+0% $543	+5% $516	+10% $489
Rent	-10% $431	-5% $487	+0% $543	+5% $599	+10% $655
Rate	-1.0pp $591	-0.5pp $567	base $543	+0.5pp $518	+1.0pp $493

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	15d	1	0.48mi
1206 Stephens St Anderson, SC	3.0	1.0	1100	$995	$0.90	24d	1	0.51mi
201 S Murray Ave Anderson, SC	1.0–2.0	1.0–2.0	1010	$2,200	$2.18	3d	1	0.52mi
611 Bonham Ct Unit A Anderson, SC	2.0	1.0	963	$1,150	$1.19	24d	1	0.58mi
509 N Fant St Anderson, SC	3.0	1.5	1500	$1,450	$0.97	22d	1	0.64mi
7 O St Anderson, SC	3.0	1.0	1100	$1,275	$1.16	15d	1	0.66mi
408 Central Ave Anderson, SC	3.0	2.0	1694	$1,795	$1.06	24d	1	1.27mi
902 Pickens St Anderson, SC	2.0	1.0	1185	$1,195	$1.01	24d	1	1.35mi
101 Clinton Dr Unit A Anderson, SC	2.0	1.0	900	$1,200	$1.33	3d	1	1.39mi

Listing history 29 events

1. 2026-06-18
   days on market $95,000 Active 353 DOM
2. 2026-06-17
   days on market $95,000 Active 352 DOM
3. 2026-06-16
   days on market $95,000 Active 351 DOM
4. 2026-06-15
   days on market $95,000 Active 350 DOM
5. 2026-06-13
   days on market $95,000 Active 348 DOM
6. 2026-06-10
   days on market $95,000 Active 345 DOM
7. 2026-06-09
   days on market $95,000 Active 344 DOM
8. 2026-06-08
   days on market $95,000 Active 343 DOM
9. 2026-06-07
   days on market $95,000 Active 342 DOM
10. 2026-06-05
    days on market $95,000 Active 339 DOM
11. 2026-06-03
    days on market $95,000 Active 338 DOM
12. 2026-06-03
    days on market $95,000 Active 337 DOM
13. 2026-06-01
    days on market $95,000 Active 336 DOM
14. 2026-05-31
    days on market $95,000 Active 335 DOM
15. 2026-05-12
    price $1,100,000 917-char remark

    Show marketing remark (917 chars)

    Investor Opportunity – Portfolio in Anderson, SC! Looking to boost your rental income or expand your investment footprint? Don’t miss this exceptional opportunity to own a 15-property portfolio in the thriving Anderson, SC! Some of the homes are already tenant-occupied, providing instant cash flow, and the entire package is being sold AS-IS – perfect for savvy investors ready to capitalize on strong rental demand and long-term appreciation. All properties are conveniently located near local schools, shopping, and major employers, making them highly desirable for tenants and buyers alike. Included in the package: 209 A, 200 C, 212 C, 301 D, 303 D, 208 E, 308 F, 329 F, 201 H, 217 I, 219 I, 10 P, 1105 West End Ave, 1212 West End Ave, and 607 Piedmont Ave. Opportunities like this don’t come often – secure your spot in one of South Carolina’s most promising rental markets!

16. 2026-04-08
    price $1,299,900 917-char remark

    Show marketing remark (917 chars)

    Investor Opportunity – Portfolio in Anderson, SC! Looking to boost your rental income or expand your investment footprint? Don’t miss this exceptional opportunity to own a 15-property portfolio in the thriving Anderson, SC! Some of the homes are already tenant-occupied, providing instant cash flow, and the entire package is being sold AS-IS – perfect for savvy investors ready to capitalize on strong rental demand and long-term appreciation. All properties are conveniently located near local schools, shopping, and major employers, making them highly desirable for tenants and buyers alike. Included in the package: 209 A, 200 C, 212 C, 301 D, 303 D, 208 E, 308 F, 329 F, 201 H, 217 I, 219 I, 10 P, 1105 West End Ave, 1212 West End Ave, and 607 Piedmont Ave. Opportunities like this don’t come often – secure your spot in one of South Carolina’s most promising rental markets!

17. 2026-01-16
    price $1,300,000 917-char remark

    Show marketing remark (917 chars)

    Investor Opportunity – Portfolio in Anderson, SC! Looking to boost your rental income or expand your investment footprint? Don’t miss this exceptional opportunity to own a 15-property portfolio in the thriving Anderson, SC! Some of the homes are already tenant-occupied, providing instant cash flow, and the entire package is being sold AS-IS – perfect for savvy investors ready to capitalize on strong rental demand and long-term appreciation. All properties are conveniently located near local schools, shopping, and major employers, making them highly desirable for tenants and buyers alike. Included in the package: 209 A, 200 C, 212 C, 301 D, 303 D, 208 E, 308 F, 329 F, 201 H, 217 I, 219 I, 10 P, 1105 West End Ave, 1212 West End Ave, and 607 Piedmont Ave. Opportunities like this don’t come often – secure your spot in one of South Carolina’s most promising rental markets!

18. 2025-06-27
    listed $95,000 Active
19. 2025-06-08
    listed $1,400,000 Active 917-char remark

    Show marketing remark (917 chars)

    Investor Opportunity – Portfolio in Anderson, SC! Looking to boost your rental income or expand your investment footprint? Don’t miss this exceptional opportunity to own a 15-property portfolio in the thriving Anderson, SC! Some of the homes are already tenant-occupied, providing instant cash flow, and the entire package is being sold AS-IS – perfect for savvy investors ready to capitalize on strong rental demand and long-term appreciation. All properties are conveniently located near local schools, shopping, and major employers, making them highly desirable for tenants and buyers alike. Included in the package: 209 A, 200 C, 212 C, 301 D, 303 D, 208 E, 308 F, 329 F, 201 H, 217 I, 219 I, 10 P, 1105 West End Ave, 1212 West End Ave, and 607 Piedmont Ave. Opportunities like this don’t come often – secure your spot in one of South Carolina’s most promising rental markets!

20. 2025-05-07
    historical
21. 2025-03-24
    status Pending
22. 2025-03-09
    historical Active - Contingent
23. 2025-01-24
    status Active
24. 2025-01-13
    listed $95,000 Active
25. 2025-01-01
    listed $95,000 Active
26. 2017-04-21
    soldstatus $16,000 SOLD-INNER OFFICE
27. 2017-03-21
    status UNDER CONTRACT
28. 2017-03-20
    listed $16,000 ACTIVE
29. 1985-04-23
    soldstatus $10,000

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $542 · $45/mo
• Expected delta: +$23/yr (+$2/mo · 4.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 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: $17,071
• − Mortgage interest: −$5,321
• − Property taxes: −$518
• − Insurance: −$475
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$2,764
• Taxable income: $5,262
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $5,252/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

• Census place: Anderson, SC
• County: Anderson County · 99,076 people
• City population: 87,992
• Metro: Greenville-Anderson, SC
• Population (ZIP): 28,012
• Household income: $61,960
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 773.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -186.36%
• Current HPI: 307.3451
• Rent YoY: ▲ 0.75%
• 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

+10900.0% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $1,100,000 WUMLS
• 2026-04-08 Price Changed $1,299,900 WUMLS
• 2026-01-16 Price Changed $1,300,000 WUMLS
• 2025-06-27 Listed $95,000 WUMLS
• 2025-06-08 Listed $1,400,000 WUMLS
• 2025-05-07 Delisted — Consolidated MLS
• 2025-03-24 Pending — Consolidated MLS
• 2025-03-09 Contingent — Consolidated MLS
• 2025-01-24 Relisted — Consolidated MLS
• 2025-01-13 Listed $95,000 Consolidated MLS
• 2025-01-01 Listed $95,000 Consolidated MLS
• 2017-04-21 Sold (MLS) $16,000 WUMLS
• 2017-03-21 Pending — WUMLS
• 2017-03-20 Listed $16,000 WUMLS
• 1985-04-23 Sold (Public Records) $10,000 Public Records

Property tax history

-5.3%/yr

Latest (2025): $518 · +8.4% YoY. Source: county tax records.