105 Aspen Way · Anderson, SC 29626

$144,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 23 Days on market

Built 1999

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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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodled with ceramic tile, berber carpet, corian counters in kitchen and bathrooms. New light fixtures. Brick underpined and side porch. 1999 craftsman custom.

Key facts

• New ac unit
• Garden area
• Carport

Tags

• CARPORT
• GARDEN AREA
• UPDATED BATHROOM
• UPDATED KITCHEN FLOOR
• CABINETS
• NEW AC UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $144k.

Deal economics

• At list price, monthly cash flow is $251 ($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 $138k (4.0% below list).
• Recommended offer: $138k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 8.4% 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: 120 active listings in the ZIP; 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 $996 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $69k; list at $144k implies a 109% 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 $138,179 (4.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-7,438
• Equity at exit: $21,471

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $13,786
• Equity at exit: $12,450

Cash invested: $40,320 (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 29626

• Home prices YoY: -19.8%
• Active inventory: 120
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$26 /mo · $309/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $251

Break-even live

Break-even rent $1,064

Max offer price $144,000

Occupancy floor 77%

Sensitivity live

Price	-10% $332	-5% $291	+0% $251	+5% $210	+10% $-3
Rent	-10% $142	-5% $196	+0% $251	+5% $305	+10% $360
Rate	-1.0pp $323	-0.5pp $287	base $251	+0.5pp $213	+1.0pp $175

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $144,000 Active 23 DOM
2. 2026-06-17
   days on market $144,000 Active 22 DOM
3. 2026-06-16
   days on market $144,000 Active 21 DOM
4. 2026-06-15
   days on market $144,000 Active 20 DOM
5. 2026-06-13
   days on market $144,000 Active 18 DOM
6. 2026-06-10
   days on market $144,000 Active 15 DOM
7. 2026-06-09
   days on market $144,000 Active 14 DOM
8. 2026-06-08
   days on market $144,000 Active 13 DOM
9. 2026-06-07
   days on market $144,000 Active 12 DOM
10. 2026-06-05
    days on market $144,000 Active 9 DOM
11. 2026-06-03
    days on market $144,000 Active 8 DOM
12. 2026-06-03
    days on market $144,000 Active 7 DOM
13. 2026-06-01
    days on market $144,000 Active 6 DOM
14. 2026-05-31
    days on market $144,000 Active 5 DOM
15. 2026-05-26
    listed $144,000 Active
16. 2008-06-23
    soldstatus $68,900
17. 2008-06-13
    soldstatus $68,900 171-char remark

    Show marketing remark (171 chars)

    Completely remodled with ceramic tile, berber carpet, corian counters in kitchen and bathrooms. New light fixtures. Brick underpined and side porch. 1999 craftsman custom.

18. 2007-09-11
    listed $58,900 171-char remark

    Show marketing remark (171 chars)

    Completely remodled with ceramic tile, berber carpet, corian counters in kitchen and bathrooms. New light fixtures. Brick underpined and side porch. 1999 craftsman custom.

19. 2004-10-14
    soldstatus $25,000 104-char remark

    Show marketing remark (104 chars)

    1999 craftmade 28 x 48 per tax records. In good shape. As Is addendums required. Hurry, won't last long.

20. 2004-06-09
    historical 104-char remark

    Show marketing remark (104 chars)

    1999 craftmade 28 x 48 per tax records. In good shape. As Is addendums required. Hurry, won't last long.

21. 2004-06-03
    listed $26,900 104-char remark

    Show marketing remark (104 chars)

    1999 craftmade 28 x 48 per tax records. In good shape. As Is addendums required. Hurry, won't last long.

22. 2002-03-28
    soldstatus $17,500

ⓘ 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: $309 · $26/mo
• Projected year-2 tax: $821 · $68/mo
• Expected delta: +$512/yr (+$43/mo · 165.9%)

ⓘ 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 ≥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: $16,581
• − Mortgage interest: −$8,066
• − Property taxes: −$309
• − Insurance: −$720
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,189
• Taxable income: $644
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $2,854/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

• City population: 87,992
• Population (ZIP): 13,678

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 (70%)
• Race & ethnicity: White 70% Black 20% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Romanian 2% Slovak 2% Danish 1%
• Foreign-born: 3% · Canada
• 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: ▼ -68.00%
• Current HPI: 274.7245
• 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

+722.9% since first listed

8 events — show timeline

• 2026-05-26 Listed $144,000 FSBO.com
• 2008-06-23 Sold (Public Records) $68,900 Public Records
• 2008-06-13 Sold (MLS) $68,900 WUMLS
• 2007-09-11 Listed $58,900 WUMLS
• 2004-10-14 Sold (MLS) $25,000 WUMLS
• 2004-06-09 Listing Removed — WUMLS
• 2004-06-03 Listed $26,900 WUMLS
• 2002-03-28 Sold (Public Records) $17,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $309 · +11.9% YoY. Source: county tax records.