106 Cochran Block · Anderson, SC 29625

$135,000

2 bd · 1.0 ba · 831 sqft · Other public records · 3 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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• 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

Take advantage of this RARE opportunity to own an affordable MOVE-IN READY home in a prime LOCATION! This charming 2 bedroom brick bungalow welcomes you with a classic walkway leading to a relaxing rocking chair front porch. Inside, you’ll find a bright and inviting living space featuring fresh paint, smooth ceilings, and updated luxury vinyl tile flooring that flows seamlessly throughout the living room and bedrooms. Additional updates include a ceiling fan and energy-efficient vinyl windows, adding both comfort and style. The primary bedroom offers dual closets and convenient access to the bathroom. The kitchen showcases a clean, modern look and comes equipped with a range oven. Just off the kitchen, a spacious walk-in laundry room provides extra room for a refrigerator along with built-in storage for added functionality. A door from the kitchen leads to the unfinished crawlspace / basement, offering approximately 232 sq ft of space with 6-foot ceilings—ideal for storing lawn equipment, bikes, and more. A paneled door provides easy access to the backyard. Major updates bring peace of mind, including a new HVAC system (December 2024) and an architectural shingle roof (2019). LOCATION! This home is 2 minutes to the heart of downtown Anderson offering phenomenal local eateries and shopping with seasonal festivals and weekly events. And, it’s just 5 minutes to the dog park, 5 minutes to beautiful Linley Park, 7 minutes to Anderson University, and 10 minutes to AnMED health campus & the YMCA.

Key facts

• Walk in laundry room
• Dual closets
• New hvac system

Tags

• ROCKING CHAIR FRONT PORCH
• ENERGY EFFICIENT VINYL WINDOWS
• DUAL CLOSETS
• WALK IN LAUNDRY ROOM
• UNFINISHED CRAWLSPACE
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Lead-based paint disclosure required; Residential property disclosure required
• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Driveway parking (unpaved; other/see remarks); No garage
• Utilities: Public water; Public sewer; Public garbage pickup; Electric water heater; Heat: forced air (natural gas); Cooling: heat pump; No garage
• Home design: Single-story residence; Approximately 50+ years old; Basement with interior access and walkout; Crawl space and basement foundation; Brick veneer (full) exterior; Architectural roof
• Construction: Brick veneer full exterior; Architectural shingle roof; Crawl space and basement foundation; Basement used for storage
• Exterior features: Front porch; Some storm doors; Vinyl/aluminum trim; Thermal windows; Level to gently sloped lot with some trees

Interior

• Kitchen: Kitchen approx. 8 x 12; Stand-alone electric range
• Bedrooms: 2 bedrooms on the main level; Primary bedroom on main level with full bath, tub/shower, and multiple closets (approx. 12 x 13); Second bedroom approx. 12 x 10
• Flooring: Vinyl and luxury vinyl tile/plank flooring
• Bathrooms: 1 full bathroom (on main level)
• Heating & cooling: Forced air heating (natural gas); Heat pump cooling; Electric water heater
• Interior features: Cable available; Ceiling fans; Smooth ceilings; Smoke detector; Laminate countertops; Pantry closet; All window treatments remain; No fireplace listed
• Laundry & utility: Laundry on 1st floor with walk-in area; Washer connection and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/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 $130k (3.4% below list).
• Recommended offer: $130k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Centerville Elementary (math 41% / reading 41%, grade F, #276 of 597 statewide, top 48%, 620 students, 100% FRL) — zoned schools average 100% FRL vs 52% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 330 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $933 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $36k; list at $135k implies a 275% 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 $130,385 (3.4% 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: 0.97% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.6

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-12,324
• Equity at exit: $20,129

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-6,152
• Equity at exit: $11,672

Cash invested: $37,800 (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 29625

• Rents YoY: 0.8%
• Active inventory: 330
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$708
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $196

Break-even live

Break-even rent $1,056

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $272	-5% $234	+0% $196	+5% $158	+10% $120
Rent	-10% $93	-5% $144	+0% $196	+5% $247	+10% $299
Rate	-1.0pp $264	-0.5pp $230	base $196	+0.5pp $161	+1.0pp $125

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S Murray Ave Anderson, SC	1.0–2.0	1.0–2.0	1010	$2,200	$2.18	3d	1	0.59mi
402 N Main St Anderson, SC	2.0	1.0–1.5	526	$2,195	$4.17	3d	5	0.62mi
7 O St Anderson, SC	3.0	1.0	1100	$1,275	$1.16	15d	1	0.64mi
121 E Sharpe St Unit 127 Anderson, SC	1.0	1.0	723	$950	$1.31	24d	1	0.67mi
121 E Sharpe St Unit 123 Anderson, SC	2.0	1.0	840	$1,075	$1.28	24d	1	0.67mi
1206 Stephens St Anderson, SC	3.0	1.0	1100	$995	$0.90	24d	1	0.74mi
611 Bonham Ct Unit A Anderson, SC	2.0	1.0	963	$1,150	$1.19	24d	1	0.82mi

Listing history 10 events

1. 2026-06-15
   listing id $135,000 Pending 3 DOM
2. 2026-05-01
   status Pending

   Show marketing remark (1538 chars)

   Take advantage of this RARE opportunity to own an affordable MOVE-IN READY home in a prime LOCATION! This charming 2 bedroom brick bungalow welcomes you with a classic walkway leading to a relaxing rocking chair front porch. Inside, you’ll find a bright and inviting living space featuring fresh paint, smooth ceilings, and updated luxury vinyl tile flooring that flows seamlessly throughout the living room and bedrooms. Additional updates include a ceiling fan and energy-efficient vinyl windows, adding both comfort and style. The primary bedroom offers dual closets and convenient access to the bathroom. The kitchen showcases a clean, modern look and comes equipped with a range oven. Just off the kitchen, a spacious walk-in laundry room provides extra room for a refrigerator along with built-in storage for added functionality. A door from the kitchen leads to the unfinished crawlspace / basement, offering approximately 232 sq ft of space with 6-foot ceilings—ideal for storing lawn equipment, bikes, and more. A paneled door provides easy access to the backyard. Major updates bring peace of mind, including a new HVAC system (December 2024) and an architectural shingle roof (2019). LOCATION! This home is 2 minutes to the heart of downtown Anderson offering phenomenal local eateries and shopping with seasonal festivals and weekly events. And, it’s just 5 minutes to the dog park, 5 minutes to beautiful Linley Park, 7 minutes to Anderson University, and 10 minutes to AnMED health campus & the YMCA.

3. 2026-05-01
   status Pending 1538-char remark

   Show marketing remark (1538 chars)

   Take advantage of this RARE opportunity to own an affordable MOVE-IN READY home in a prime LOCATION! This charming 2 bedroom brick bungalow welcomes you with a classic walkway leading to a relaxing rocking chair front porch. Inside, you’ll find a bright and inviting living space featuring fresh paint, smooth ceilings, and updated luxury vinyl tile flooring that flows seamlessly throughout the living room and bedrooms. Additional updates include a ceiling fan and energy-efficient vinyl windows, adding both comfort and style. The primary bedroom offers dual closets and convenient access to the bathroom. The kitchen showcases a clean, modern look and comes equipped with a range oven. Just off the kitchen, a spacious walk-in laundry room provides extra room for a refrigerator along with built-in storage for added functionality. A door from the kitchen leads to the unfinished crawlspace / basement, offering approximately 232 sq ft of space with 6-foot ceilings—ideal for storing lawn equipment, bikes, and more. A paneled door provides easy access to the backyard. Major updates bring peace of mind, including a new HVAC system (December 2024) and an architectural shingle roof (2019). LOCATION! This home is 2 minutes to the heart of downtown Anderson offering phenomenal local eateries and shopping with seasonal festivals and weekly events. And, it’s just 5 minutes to the dog park, 5 minutes to beautiful Linley Park, 7 minutes to Anderson University, and 10 minutes to AnMED health campus & the YMCA.

4. 2026-04-28
   listed $135,000 Active

   Show marketing remark (1538 chars)

   Take advantage of this RARE opportunity to own an affordable MOVE-IN READY home in a prime LOCATION! This charming 2 bedroom brick bungalow welcomes you with a classic walkway leading to a relaxing rocking chair front porch. Inside, you’ll find a bright and inviting living space featuring fresh paint, smooth ceilings, and updated luxury vinyl tile flooring that flows seamlessly throughout the living room and bedrooms. Additional updates include a ceiling fan and energy-efficient vinyl windows, adding both comfort and style. The primary bedroom offers dual closets and convenient access to the bathroom. The kitchen showcases a clean, modern look and comes equipped with a range oven. Just off the kitchen, a spacious walk-in laundry room provides extra room for a refrigerator along with built-in storage for added functionality. A door from the kitchen leads to the unfinished crawlspace / basement, offering approximately 232 sq ft of space with 6-foot ceilings—ideal for storing lawn equipment, bikes, and more. A paneled door provides easy access to the backyard. Major updates bring peace of mind, including a new HVAC system (December 2024) and an architectural shingle roof (2019). LOCATION! This home is 2 minutes to the heart of downtown Anderson offering phenomenal local eateries and shopping with seasonal festivals and weekly events. And, it’s just 5 minutes to the dog park, 5 minutes to beautiful Linley Park, 7 minutes to Anderson University, and 10 minutes to AnMED health campus & the YMCA.

5. 2026-04-28
   listed $135,000 Active 1538-char remark

   Show marketing remark (1538 chars)

   Take advantage of this RARE opportunity to own an affordable MOVE-IN READY home in a prime LOCATION! This charming 2 bedroom brick bungalow welcomes you with a classic walkway leading to a relaxing rocking chair front porch. Inside, you’ll find a bright and inviting living space featuring fresh paint, smooth ceilings, and updated luxury vinyl tile flooring that flows seamlessly throughout the living room and bedrooms. Additional updates include a ceiling fan and energy-efficient vinyl windows, adding both comfort and style. The primary bedroom offers dual closets and convenient access to the bathroom. The kitchen showcases a clean, modern look and comes equipped with a range oven. Just off the kitchen, a spacious walk-in laundry room provides extra room for a refrigerator along with built-in storage for added functionality. A door from the kitchen leads to the unfinished crawlspace / basement, offering approximately 232 sq ft of space with 6-foot ceilings—ideal for storing lawn equipment, bikes, and more. A paneled door provides easy access to the backyard. Major updates bring peace of mind, including a new HVAC system (December 2024) and an architectural shingle roof (2019). LOCATION! This home is 2 minutes to the heart of downtown Anderson offering phenomenal local eateries and shopping with seasonal festivals and weekly events. And, it’s just 5 minutes to the dog park, 5 minutes to beautiful Linley Park, 7 minutes to Anderson University, and 10 minutes to AnMED health campus & the YMCA.

6. 2004-09-23
   soldstatus $36,000
7. 2004-09-21
   soldstatus $36,000 112-char remark

   Show marketing remark (112 chars)

   Cute as can be, Brick bungalow with newer roof, New carpet and paint, updated kitchen, and central heat and air!

8. 2004-09-05
   historical 112-char remark

   Show marketing remark (112 chars)

   Cute as can be, Brick bungalow with newer roof, New carpet and paint, updated kitchen, and central heat and air!

9. 2004-02-21
   listed $38,000 112-char remark

   Show marketing remark (112 chars)

   Cute as can be, Brick bungalow with newer roof, New carpet and paint, updated kitchen, and central heat and air!

10. 1990-08-28
    soldstatus $18,000

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $839 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $15,646
• − Mortgage interest: −$7,562
• − Property taxes: −$839
• − Insurance: −$675
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,927
• Taxable income: $140
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $2,318/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

+650.0% since first listed

9 events — show timeline

• 2026-05-01 Pending — Greater Greenville MLS
• 2026-05-01 Pending — WUMLS
• 2026-04-28 Listed $135,000 WUMLS
• 2026-04-28 Listed $135,000 Greater Greenville MLS
• 2004-09-23 Sold (Public Records) $36,000 Public Records
• 2004-09-21 Sold (MLS) $36,000 WUMLS
• 2004-09-05 Listing Removed — WUMLS
• 2004-02-21 Listed $38,000 WUMLS
• 1990-08-28 Sold (Public Records) $18,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $839 · +5.6% YoY. Source: county tax records.