309 Speyside Ln · Anderson, SC 29621

$191,990

3 bd · 2.5 ba · 1,483 sqft · Townhouse · 3 Days on market

Built 2026 Good condition 1,742 sqft lot Est $211k · 9% under $125/mo HOA · 7% of rent

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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 +16.8/30.0
• ARV discount +11.5/15.0
• DSCR +5.2/10.0
• Rent growth +4.1/5.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Churchill offers a versatile layout designed to adapt to the way you live, with comfortable spaces and thoughtful features throughout. Complete move-in-ready appliance package for added convenience Main Level Living Covered front porch with inviting curb appeal French door study ideal for a home office, dining room, or playroom Open-concept kitchen overlooking the bright breakfast area Spacious family room perfect for everyday living and entertaining Convenient powder room Second Floor Expansive primary suite with a walk-in closet and private en-suite bath with walk-in shower Two secondary bedrooms Full bathroom Outdoor Living Rear patio perfect for relaxing or gathering outdoors The Churchill combines flexibility, functionality, and timeless design in a home built to fit your lifestyle. Skip the wait and step into your next chapter with a move-in-ready home at Clarke Townes! Schedule your tour today.

Key facts

• Churchill floor plan
• Welcoming foyer
• Dedicated office

Tags

• TOWNHOME COMMUNITY
• CHURCHILL FLOOR PLAN
• WELCOMING FOYER
• DEDICATED OFFICE
• OPEN KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Approximate finished/heated living area about 1,483 sq ft; Approximate completion date: June 30, 2026
• HOA & community: Community has an HOA; HOA covers exterior maintenance, lawn maintenance, street lights and trash service; Community amenities include common areas, lighting, lawn maintenance and a dog park

Exterior

• Parking: Paved driveway parking
• Utilities: Public water; Public sewer; Public garbage pickup; Electric water heater; Electric service for cooling; Natural gas for heating
• Home design: Two-story home; Model: Churchill; Under construction (approx. 2026 completion); Facing/entry level not specified
• Construction: Vinyl siding exterior; Architectural shingle roof; Slab foundation; Built by DRB Homes; Approximate year built: 2026 (under construction)
• Exterior features: Front porch; Patio; Tilt-out windows; Level lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas range/oven; Built-in microwave; Refrigerator; Pantry
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower (no tub) and walk-in closet; Bedroom sizes approximately 14 x 13, 9 x 11, and 9 x 12
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: Attic with disappearing stairs; Cable available; 9-foot (and higher) smooth ceilings; Granite countertops; Open floor plan; Smoke detector; Walk-in closets; Pantry closet; Smart systems pre-wiring
• Laundry & utility: Laundry on 2nd floor in closet-style room with electric dryer hookup; Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $192k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $173k (9.9% below list).
• Recommended offer: $173k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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-, 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) — 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 24% at this address vs 46% district-wide (-22 pts) — the specific schools serving this property underperform the Anderson 05 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.5%/yr); 678 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $172,912 (9.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.90% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $210,586
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Speyside Ln	0.03mi	3/2.5	1,305 (-12%)	1mo	$189,000	$145	78
402 Speyside Ln	0.03mi	3/2.5	1,305 (-12%)	1mo	$187,990	$144	78
407 Speyside Ln	0.04mi	3/2.5	1,305 (-12%)	1mo	$185,490	$142	77
405 Speyside Ln	0.04mi	3/2.5	1,305 (-12%)	1mo	$185,490	$142	77
403 Speyside Ln	0.04mi	3/2.5	1,305 (-12%)	2mo	$185,490	$142	77
412 Speyside Ln	0.06mi	3/2.5	1,305 (-12%)	1mo	$196,017	$150	76
401 Speyside Ln	0.04mi	3/2.5	1,305 (-12%)	2mo	$187,290	$144	76
409 Speyside Ln	0.05mi	3/2.5	1,305 (-12%)	2mo	$185,490	$142	76
411 Speyside Ln	0.05mi	3/2.5	1,305 (-12%)	2mo	$187,290	$144	76
103 Lowland Dr	0.05mi	3/2.5	1,305 (-12%)	3mo	$183,240	$140	76
230 Islay Way	0.08mi	3/2.5	1,305 (-12%)	2mo	$178,290	$137	75
224 Islay Way	0.08mi	3/2.5	1,305 (-12%)	3mo	$178,290	$137	74

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: -8.3%
• Equity multiple: 0.68×
• Total profit: $-16,996
• Equity at exit: $28,626

10-year hold

• IRR: 5.1%
• Equity multiple: 1.43×
• Total profit: $23,308
• Equity at exit: $16,600

Cash invested: $53,757 (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: 678
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,729 medium
• Mortgage (P&I): −$1,007
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$80
• HOA: −$125
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $122

Break-even live

Break-even rent $1,575

Max offer price $191,990

Occupancy floor 88%

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: $47,998
• Closing costs: $5,760
• 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	2d	1	0.05mi
209 Polaris St Anderson, SC	3.0	2.0	1500	$1,500	$1.00	10d	1	0.37mi
305 Cedar Rdg Anderson, SC	3.0	2.5	1603	$1,745	$1.09	2d	1	1.18mi
902 Pickens St Anderson, SC	2.0	1.0	1185	$1,195	$1.01	23d	1	1.49mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 5 events

1. 2026-06-01
   status $191,990 Pending 3 DOM
2. 2026-05-31
   days on market $191,990 Active 3 DOM
3. 2026-05-29
   listed $191,990 Active 924-char remark

   Show marketing remark (924 chars)

   The Churchill offers a versatile layout designed to adapt to the way you live, with comfortable spaces and thoughtful features throughout. Complete move-in-ready appliance package for added convenience Main Level Living Covered front porch with inviting curb appeal French door study ideal for a home office, dining room, or playroom Open-concept kitchen overlooking the bright breakfast area Spacious family room perfect for everyday living and entertaining Convenient powder room Second Floor Expansive primary suite with a walk-in closet and private en-suite bath with walk-in shower Two secondary bedrooms Full bathroom Outdoor Living Rear patio perfect for relaxing or gathering outdoors The Churchill combines flexibility, functionality, and timeless design in a home built to fit your lifestyle. Skip the wait and step into your next chapter with a move-in-ready home at Clarke Townes! Schedule your tour today.

4. 2026-05-28
   listed $191,990 Active

   Show marketing remark (1540 chars)

   Discover Clarke Townes, the closest townhome community to Downtown Anderson, SC, where modern living meets an unbeatable location. This sought-after Churchill floor plan offers spacious living and endless potential to make it your own. The main level features a welcoming foyer, dedicated office with French doors, powder room, along with an open kitchen complete with granite countertops, white cabinetry, stainless steel appliances, gas range, and refrigerator. The bright living room opens to the rear patio through large windows that fill the space with natural light. Upstairs, enjoy a generous primary suite with walk-in closet, dual vanities, and walk-in shower, plus two additional bedrooms, a full bath, and laundry room with washer and dryer included. Lawn maintenance and exterior maintenance is included, and smart home features are standard, keeping your home efficient, safe, and connected. Clarke Townes puts you at the heart of the action, just minutes from Anderson University, the vibrant dining and entertainment of Downtown Anderson, and the natural beauty of Lake Hartwell for boating, fishing, and weekend adventures. Residents enjoy strong community resources, including well-regarded public schools, quality healthcare, and a variety of parks and recreation programs. The community also offers a dog park, perfect for your four-legged friends. Experience a lifestyle that blends convenience, connectivity, and comfort in a home designed for the way you live today. Come by today and make Clarke Townes your new home!

5. 2026-05-28
   listed $191,990 Active 1540-char remark

   Show marketing remark (1540 chars)

   Discover Clarke Townes, the closest townhome community to Downtown Anderson, SC, where modern living meets an unbeatable location. This sought-after Churchill floor plan offers spacious living and endless potential to make it your own. The main level features a welcoming foyer, dedicated office with French doors, powder room, along with an open kitchen complete with granite countertops, white cabinetry, stainless steel appliances, gas range, and refrigerator. The bright living room opens to the rear patio through large windows that fill the space with natural light. Upstairs, enjoy a generous primary suite with walk-in closet, dual vanities, and walk-in shower, plus two additional bedrooms, a full bath, and laundry room with washer and dryer included. Lawn maintenance and exterior maintenance is included, and smart home features are standard, keeping your home efficient, safe, and connected. Clarke Townes puts you at the heart of the action, just minutes from Anderson University, the vibrant dining and entertainment of Downtown Anderson, and the natural beauty of Lake Hartwell for boating, fishing, and weekend adventures. Residents enjoy strong community resources, including well-regarded public schools, quality healthcare, and a variety of parks and recreation programs. The community also offers a dog park, perfect for your four-legged friends. Experience a lifestyle that blends convenience, connectivity, and comfort in a home designed for the way you live today. Come by today and make Clarke Townes your new home!

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $1,094 · $91/mo
• Expected delta: +$703/yr (+$59/mo · 179.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,749
• − Mortgage interest: −$10,754
• − Property taxes: −$391
• − Insurance: −$960
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − HOA: −$1,500
• − Depreciation: −$5,585
• Taxable loss: −$1,761
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $1,882/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

Good 80/100 None rehab

This move-in-ready townhouse is in excellent condition with modern finishes and a great location.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace outdoor lighting — Modern lighting improves curb appeal and safety
• Both Install smart home features — Smart home features increase convenience and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace outdoor lighting — Modern lighting improves curb appeal and safety ↑
• Both Install smart home features — Smart home features increase convenience and property value ↑

ⓘ 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

3 events — show timeline

• 2026-05-29 Listed $191,990 Zillow
• 2026-05-28 Listed $191,990 WUMLS
• 2026-05-28 Listed $191,990 Greater Greenville MLS