206 Collingwood Dr · Anderson, SC 29621

$185,000

3 bd · 1.5 ba · 1,314 sqft · Other public records · 99 Days on market

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Rent growth +4.1/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TL Hanna Schools! This 3bd 1.5 bath home is located on near the end of the cul-de-sac making this an ideal location for someone wanting convenient to town but without all the traffic. This home is located just off 29 making it a great place for commuters and it is convenient for shopping. This cute brick range has some updates but there is still room to make it your own. Gorgeous hardwoods throughout giving low maintenace living. Enjoy the large fenced backyard for families with pets or children that just need a great space to play.

Key facts

• Cul-de-sac location
• Garage
• Listed 99 days

Tags

• CUL-DE-SAC LOCATION
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $171k (7.5% below list).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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); 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 average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 685 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $86k; list at $185k implies a 114% 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 $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.92% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.55% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.82×
• Total profit: $-9,242
• Equity at exit: $27,584

10-year hold

• IRR: 8.5%
• Equity multiple: 1.74×
• Total profit: $38,250
• Equity at exit: $15,995

Cash invested: $51,800 (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: 685
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $227

Break-even live

Break-even rent $1,423

Max offer price $185,000

Occupancy floor 82%

Sensitivity live

Price	-10% $332	-5% $280	+0% $227	+5% $175	+10% $123
Rent	-10% $92	-5% $160	+0% $227	+5% $295	+10% $362
Rate	-1.0pp $320	-0.5pp $274	base $227	+0.5pp $179	+1.0pp $131

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Polaris St Anderson, SC	3.0	2.0	1500	$1,500	$1.00	12d	1	0.46mi
226 Islay WAY Anderson, SC	3.0	2.5	1411	$1,695	$1.20	4d	1	0.80mi
305 Cedar Rdg Anderson, SC	3.0	2.5	1603	$1,745	$1.09	4d	1	0.90mi

Listing history 20 events

1. 2026-06-21
   days on market $185,000 Active 99 DOM
2. 2026-06-18
   days on market $185,000 Active 96 DOM
3. 2026-06-17
   days on market $185,000 Active 95 DOM
4. 2026-06-16
   days on market $185,000 Active 94 DOM
5. 2026-06-15
   days on market $185,000 Active 93 DOM
6. 2026-06-13
   days on market $185,000 Active 91 DOM
7. 2026-06-10
   days on market $185,000 Active 88 DOM
8. 2026-06-09
   days on market $185,000 Active 87 DOM
9. 2026-06-08
   days on market $185,000 Active 86 DOM
10. 2026-06-07
    days on market $185,000 Active 85 DOM
11. 2026-06-05
    days on market $185,000 Active 82 DOM
12. 2026-06-03
    days on market $185,000 Active 81 DOM
13. 2026-06-03
    days on market $185,000 Active 80 DOM
14. 2026-06-01
    days on market $185,000 Active 79 DOM
15. 2026-05-31
    days on market $185,000 Active 78 DOM
16. 2026-03-14
    listed $185,000 Active 538-char remark

    Show marketing remark (538 chars)

    TL Hanna Schools! This 3bd 1.5 bath home is located on near the end of the cul-de-sac making this an ideal location for someone wanting convenient to town but without all the traffic. This home is located just off 29 making it a great place for commuters and it is convenient for shopping. This cute brick range has some updates but there is still room to make it your own. Gorgeous hardwoods throughout giving low maintenace living. Enjoy the large fenced backyard for families with pets or children that just need a great space to play.

17. 2007-11-21
    soldstatus $86,500
18. 2007-11-20
    soldstatus $86,500 159-char remark

    Show marketing remark (159 chars)

    Great 3 BR, 1 1/2 Bath Brick Ranch in the Nevitt Forest community. Formal living room, eat in kitchen, hardwood floors. Very nice quiet street near cul-de-sac.

19. 2007-07-12
    listed $89,500 159-char remark

    Show marketing remark (159 chars)

    Great 3 BR, 1 1/2 Bath Brick Ranch in the Nevitt Forest community. Formal living room, eat in kitchen, hardwood floors. Very nice quiet street near cul-de-sac.

20. 1999-12-10
    soldstatus $75,000

ⓘ 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: $924 · $77/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$130/yr (+$11/mo · 14.1%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,530
• − Mortgage interest: −$10,363
• − Property taxes: −$924
• − Insurance: −$925
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$5,382
• Taxable loss: −$349
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $2,811/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): 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

+146.7% since first listed

5 events — show timeline

• 2026-03-14 Listed $185,000 WUMLS
• 2007-11-21 Sold (Public Records) $86,500 Public Records
• 2007-11-20 Sold (MLS) $86,500 WUMLS
• 2007-07-12 Listed $89,500 WUMLS
• 1999-12-10 Sold (Public Records) $75,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $924 · +2.7% YoY. Source: county tax records.