Is 131 Wexford Dr in Anderson, SC a good investment?

CashFlowRE grades it C- with a 5.9% cap rate and $-37/mo modeled cash flow at a $115,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 131 Wexford Dr?

The modeled cap rate is 5.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,288/month, from CashFlowRE's rent model.

C- Composite 51.87

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).

ARV discount +15.0/15.0
Cash flow +11.5/30.0
1% rule +6.2/10.0
Schools +6.0/10.0
Rent growth +4.1/5.0
DSCR +3.4/10.0
Livability +3.4/5.0
Condition / age +2.2/5.0
Appreciation +0.0/10.0

$115,000

131 Wexford Dr · Anderson, SC 29621

1 bd · 1.0 ba · 850 sqft · Townhouse · 131 Days on market

Built 1998 Fair condition $135/sqft · 26% below area Est $155k · 26% under $260/mo HOA · 20% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Located in the convenient and well-established Wexford subdivision, this ground-floor, 2-bedroom, 2-bath condo offers comfortable, move-in-ready living in a highly desirable area of Anderson. The home features new carpet in both bedrooms and new LVT flooring in the kitchen and main living areas. One bathroom has received a new fresh update a new vanity and mirror, and a new tub/shower combo. A private balcony extends off the back, providing a relaxing outdoor space to enjoy. Wexford’s central location on Highway 81 North puts you close to everything—steps from the walking trail that stretches for miles across Anderson and right beside the AnMed Health Campus and YMCA complex. Residents enjoy practical community amenities, including a swimming pool, fitness center, clubhouse, and shared common areas. A solid option in a fantastic location—priced to sell and ready for its next owner.

Key facts

Modern comfort
Convenient living
$260 HOA

What this means for you Summary

Snapshot

This is a 1-bed/1.0-bath townhouse listed at $115k. Condition is rated fair.

Deal economics

At list price, monthly cash flow is $-37 ($-444/yr) — negative.
To cash-flow at today's rent, offer at most $110k (4.7% below list).
Meets the 1% rule at list price ($1k rent vs $115k).
Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
Cap rate 5.9% 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: Midway Elementary (math 65% / reading 58%, grade B, #76 of 597 statewide, top 13%, 699 students, 46% 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 at 56% FRL track the district average.
Zoned-school proficiency averages 60% at this address vs 46% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Anderson 05 average implies; a family-tenant draw the district grade alone would hide.
Market conditions: Rents rising fast (+6.5%/yr); 973 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 99d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $795 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 131 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
4 sale attempts; this cycle's ask has dropped $25k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

Watch-outs: HOA is 20% of rent.
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 $101,200 (12.0% below list)

Questions for the listing agent

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?
It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 1.12% ✓
Cap rate: 5.91%
Cash-on-cash: -1.38%
DSCR: 0.94
GRM: 7.4

CMA / ARV

ARV (median comp): $154,779
List price: $115,000
Delta: -25.70%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Wexford Dr #303	0.08mi	1/1.0	859 (+1%)	28mo	$147,000	$171	75
140 Wexford Dr #105	0.08mi	2/2.0 (+1)	1,056 (+24%)	7mo	$173,000	$164	56
140 Wexford Dr #302	0.08mi	2/2.0 (+1)	1,056 (+24%)	12mo	$185,500	$176	52
150 Wexford Dr Unit 203	0.09mi	2/2.0 (+1)	1,054 (+24%)	15mo	$179,000	$170	49
141 Wexford Dr #103	0.05mi	2/2.0 (+1)	1,061 (+25%)	28mo	$170,000	$160	44
111 Wexford Dr #203	0.08mi	2/2.0 (+1)	1,009 (+19%)	28mo	$164,000	$163	42
111 Wexford Dr #103	0.08mi	2/2.0 (+1)	1,056 (+24%)	28mo	$176,000	$167	42
111 Wexford Dr Unit 102	0.08mi	2/2.0 (+1)	1,056 (+24%)	29mo	$160,500	$152	42
150 Wexford Dr Unit 202 Bldg 7	0.09mi	2/2.0 (+1)	1,057 (+24%)	28mo	$170,000	$161	42
180 Wexford Dr Unit 104	0.18mi	2/2.0 (+1)	986 (+16%)	30mo	$165,000	$167	37
2027 Cardinal Park Dr	0.68mi	2/2.0 (+1)	1,050 (+24%)	10mo	$218,000	$208	26
2043 Cardinal Park Dr	0.63mi	2/2.0 (+1)	1,035 (+22%)	30mo	$259,000	$250	17

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: -13.3%
Equity multiple: 0.50×
Total profit: $-16,049
Equity at exit: $17,147

10-year hold

IRR: 1.7%
Equity multiple: 1.15×
Total profit: $4,753
Equity at exit: $9,943

Cash invested: $32,200 (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: 973
Price-to-rent: 7.4×

Monthly cashflow live

Estimated rent: $1,288 high interval (Pro) →
Mortgage (P&I): −$603
Tax est. 1.5%: −$144 /mo · $1,725/yr
Insurance: −$48
HOA: −$260
Lot rent: −$0
Vacancy / Maint / Mgmt: −$271
Net cashflow: $-37

Break-even live

Break-even rent $1,335

Max offer price $109,642

Occupancy floor 98%

Sensitivity live

Price	-10% $42	-5% $3	+0% $-37	+5% $-77	+10% $-117
Rent	-10% $-139	-5% $-88	+0% $-37	+5% $14	+10% $65
Rate	-1.0pp $21	-0.5pp $-8	base $-37	+0.5pp $-67	+1.0pp $-97

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: $28,750
Closing costs: $3,450
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Wexford Dr Unit 300-3 Anderson, SC	1.0	1.0	802	$1,200	$1.50	98d	1	0.01mi
121 Wexford Dr Unit 303-2 Anderson, SC	1.0	1.0	802	$1,200	$1.50	110d	1	0.05mi
151 Wexford Dr Unit 202-5 Anderson, SC	2.0	2.0	1056	$1,300	$1.23	4d	1	0.06mi
151 Wexford Dr Unit 204-5 Anderson, SC	2.0	2.0	1056	$1,500	$1.42	119d	1	0.06mi
140 Wexford Dr Unit 202-6 Anderson, SC	2.0	2.0	1056	$1,350	$1.28	62d	1	0.08mi
160 Wexford Dr Unit 301-8 Anderson, SC	2.0	2.0	1056	$1,300	$1.23	98d	1	0.10mi
190 Wexford Dr Unit 202-11 Anderson, SC	2.0	2.0	1056	$1,250	$1.18	110d	1	0.10mi
180 Wexford Dr Unit 103-10 Anderson, SC	2.0	2.0	1056	$1,500	$1.42	98d	1	0.17mi
2418 Marchbanks Ave Anderson, SC	1.0–2.0	1.0–2.0	770	$1,078	$1.40	0d	10	1.43mi

Property features AI

Finance

HOA & community: Homeowners association with an annual feeAnnual association fee covers grounds and structure maintenance, pools, recreation facilities, street lights and trashCommunity features include common grounds, clubhouse and pool

Exterior

Security: Smoke detector(s)
Utilities: Public sewer
Home design: Single-storyVinyl sidingSlab foundation
Construction: Built within the last 21–30 years
Exterior features: BalconyCommunity in-ground pool

Interior

Kitchen: DishwasherRefrigeratorSmooth cooktop
Bedrooms: 1 main-level bedroom
Bathrooms: 1 full bathroom on the main level
Heating & cooling: Central heating (gas)Central electric air conditioning
Interior features: Smoke detector(s)

HOA detail $260/mo · $3,120/yr

Likely covers: poolgym

Listing history 50 events

2026-07-30

days on market $115,000 Active 131 DOM
2026-07-28

days on market $115,000 Active 130 DOM
2026-07-26

days on market $115,000 Active 128 DOM
2026-07-24

days on market $115,000 Active 126 DOM
2026-07-23

days on market $115,000 Active 125 DOM
2026-07-22

days on market $115,000 Active 124 DOM
2026-07-21

days on market $115,000 Active 123 DOM
2026-07-20

days on market $115,000 Active 122 DOM
2026-07-19

days on market $115,000 Active 120 DOM
2026-07-18

days on market $115,000 Active 119 DOM
2026-07-16

days on market $115,000 Active 118 DOM
2026-07-15

days on market $115,000 Active 117 DOM
2026-07-14

days on market $115,000 Active 116 DOM
2026-07-13

days on market $115,000 Active 115 DOM
2026-07-11

days on market $115,000 Active 113 DOM
2026-07-10

days on market $115,000 Active 112 DOM
2026-07-09

days on market $115,000 Active 111 DOM
2026-07-07

days on market $115,000 Active 109 DOM
2026-07-06

days on market $115,000 Active 108 DOM
2026-07-05

days on market $115,000 Active 107 DOM
2026-07-03

days on market $115,000 Active 105 DOM
2026-07-02

days on market $115,000 Active 104 DOM
2026-07-01

days on market $115,000 Active 103 DOM
2026-06-30

days on market $115,000 Active 102 DOM
2026-06-29

days on market $115,000 Active 101 DOM
2026-06-28

days on market $115,000 Active 100 DOM
2026-06-28

days on market $115,000 Active 99 DOM
2026-06-27

pricedays on market $115,000 Active 98 DOM
2026-06-25

days on market $125,000 Active 96 DOM
2026-06-22

days on market $125,000 Active 94 DOM
2026-06-21

days on market $125,000 Active 93 DOM
2026-06-18

days on market $125,000 Active 90 DOM
2026-06-17

days on market $125,000 Active 89 DOM
2026-06-16

days on market $125,000 Active 88 DOM
2026-06-15

days on market $125,000 Active 87 DOM
2026-06-13

days on market $125,000 Active 85 DOM
2026-06-10

days on market $125,000 Active 82 DOM
2026-06-09

days on market $125,000 Active 81 DOM
2026-06-08

days on market $125,000 Active 80 DOM
2026-06-07

days on market $125,000 Active 79 DOM
2026-06-05

days on market $125,000 Active 76 DOM
2026-06-03

days on market $125,000 Active 75 DOM
2026-06-03

days on market $125,000 Active 74 DOM
2026-06-01

days on market $125,000 Active 73 DOM
2026-05-31

days on market $125,000 Active 72 DOM
2026-05-09

price $125,000
2026-04-22

price $139,400
2026-03-30

status Active
2026-03-27

historical Active Under Contract
2026-03-20

listed $139,900 Active

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

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 ≥106°F today · 17 d/yr by 30 yrs out
💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $15,459
− Mortgage interest: −$6,442
− Property taxes: −$1,725
− Insurance: −$575
− Repairs & maintenance: −$1,237
− Management: −$1,237
− HOA: −$3,120
− Depreciation: −$3,345
Taxable loss: −$2,222

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$533
After-tax cash flow: $89/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

Fair 45/100 Moderate rehab Est. rehab $21,250–$38,250 screening

This home requires moderate renovations to modernize the kitchen and bathroom, and some exterior improvements. It has potential for significant value increase.

Repairs flagged

Major kitchen cabinets — severely outdated and in poor condition
Major bathroom fixtures — outdated and in poor condition
Minor exterior siding — some discoloration

Value-add opportunities

Resale new kitchen cabinets and appliances — modernizing the kitchen would significantly increase appeal ↑
Resale new bathroom fixtures and vanity — updating the bathroom would enhance the home's overall appeal ↑
Both landscaping and curb appeal improvements — improving the exterior would attract more buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 60/100

Zoned Schools

Elementary Midway Elementary B SC #76/597 Nat'l #6,818/41,679 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

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

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
#370 Sonoco Products Hartsville $6.8B

Price history

+9334.0% since first listed

13 events — show timeline

2026-05-09 Price Changed $125,000 WUMLS
2026-04-22 Price Changed $139,400 WUMLS
2026-03-30 Relisted — WUMLS
2026-03-27 Contingent — WUMLS
2026-03-20 Listed $139,900 WUMLS
2026-03-11 Sold (MLS) $160,000 WUMLS
2026-01-29 Contingent — WUMLS
2026-01-26 Price Changed $160,000 WUMLS
2026-01-01 Price Changed $170,000 WUMLS
2025-12-12 Listed $175,000 WUMLS
2025-09-19 Rental Removed $1,270 RENTLY
2025-09-11 Price Changed $1,270 RENTLY
2025-09-07 Listed for Rent $1,325 RENTLY

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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