111 and 113 Premier Ct · Anderson, SC 29621

$223,000

None bd · None ba · — sqft · MultiFamily · 50 Days on market

Good condition 7,840 sqft lot

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Why this score? — see what drove the B- 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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Don't miss a great opportunity to own this recently remodeled duplex that's already an income producer each side has 2 bed 1 bath and One side has a 1 car garage this property also has an all brick exterior

Key facts

• Fresh paint
• Newer roof
• New flooring

Tags

• MODERN KITCHEN
• LIVING AREA COMBINATION
• NEW FLOORING
• FRESH PAINT
• STYLISH LIGHT FIXTURES
• NEWER ROOF

Property features AI

Finance

• Financial info: Twelve-month lease term

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction
• Construction: Built within the last 21–30 years; Architectural shingle roof; Slab foundation
• Exterior features: City lot; Not in a subdivision; Paved parking

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Water heater
• Heating & cooling: Heat pump for heating; Electric heating; Heat pump for cooling
• Interior features: Two-unit property

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $223k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive. Per door: $312/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $223k).
• Recommended offer: $216k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Rents rising fast (+6.5%/yr); 678 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $190k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $216,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 Highway 29 Byp	0.09mi	6/6.0	2,400	4mo	$300,000	$125	80
106 & 108 Premier Ct	0.05mi	—/—	—	16mo	$195,000	—	72
102 & 104 Premier Ct	0.06mi	—/—	—	16mo	$195,000	—	71

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $13,806
• Equity at exit: $33,250

10-year hold

• IRR: 17.9%
• Equity multiple: 2.73×
• Total profit: $108,150
• Equity at exit: $19,281

Cash invested: $62,440 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,741 high
• Mortgage (P&I): −$1,169
• Tax est. 1.5%: −$279 /mo · $3,345/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $624

Break-even live

Break-even rent $1,951

Max offer price $223,000

Occupancy floor 72%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,742
Total (2 units)			$2,741

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Cedar Rdg Anderson, SC	3.0	2.5	1603	$1,745	$1.09	3d	1	0.60mi
209 Polaris St Anderson, SC	3.0	2.0	1500	$1,500	$1.00	10d	1	0.67mi
415 Nelson Dr Unit C Anderson, SC	2.0	1.5	—	$895	—	3d	1	1.04mi
226 Islay WAY Anderson, SC	3.0	2.5	1411	$1,695	$1.20	3d	1	1.07mi
531 Mildred St Anderson, SC	2.0	1.0	800	$950	$1.19	3d	1	1.17mi
2219 Snow Rd Anderson, SC	1.0	1.0	1500	$850	$0.57	3d	1	1.27mi
119 Woodland Dr Unit B Anderson, SC	2.0	1.5	1100	$895	$0.81	24d	1	1.37mi

Listing history 26 events

1. 2026-06-18
   days on market $223,000 Active 50 DOM
2. 2026-06-17
   days on market $223,000 Active 49 DOM
3. 2026-06-16
   days on market $223,000 Active 48 DOM
4. 2026-06-15
   days on market $223,000 Active 47 DOM
5. 2026-06-13
   days on market $223,000 Active 45 DOM
6. 2026-06-10
   days on market $223,000 Active 42 DOM
7. 2026-06-09
   days on market $223,000 Active 41 DOM
8. 2026-06-08
   days on market $223,000 Active 40 DOM
9. 2026-06-07
   days on market $223,000 Active 39 DOM
10. 2026-06-05
    days on market $223,000 Active 36 DOM
11. 2026-06-03
    days on market $223,000 Active 35 DOM
12. 2026-06-03
    days on market $223,000 Active 34 DOM
13. 2026-06-01
    days on market $223,000 Active 33 DOM
14. 2026-05-31
    days on market $223,000 Active 32 DOM
15. 2026-04-29
    listed $225,000 Active
16. 2025-09-12
    historical
17. 2025-06-06
    status Active
18. 2025-05-23
    historical Active Under Contract
19. 2025-05-01
    listed $225,000 Active
20. 2023-08-31
    soldstatus $190,000 Sold CO-OP Non Member 206-char remark

    Show marketing remark (206 chars)

    Don't miss a great opportunity to own this recently remodeled duplex that's already an income producer each side has 2 bed 1 bath and One side has a 1 car garage this property also has an all brick exterior

21. 2023-08-16
    status Pending 206-char remark

    Show marketing remark (206 chars)

    Don't miss a great opportunity to own this recently remodeled duplex that's already an income producer each side has 2 bed 1 bath and One side has a 1 car garage this property also has an all brick exterior

22. 2023-08-07
    listed $184,900 Active 206-char remark

    Show marketing remark (206 chars)

    Don't miss a great opportunity to own this recently remodeled duplex that's already an income producer each side has 2 bed 1 bath and One side has a 1 car garage this property also has an all brick exterior

23. 2020-01-10
    soldstatus $93,000 Sold
24. 2019-08-13
    status Pending
25. 2019-08-08
    price $93,000
26. 2019-07-10
    listed $105,000 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 3/10 Moderate 5% 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: $32,892
• − Mortgage interest: −$12,491
• − Property taxes: −$3,345
• − Insurance: −$1,115
• − Repairs & maintenance: −$2,631
• − Management: −$2,631
• − Depreciation: −$6,487
• Taxable income: $4,191
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $6,486/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 Cosmetic rehab

This well-maintained and recently updated duplex is ready for immediate income potential and can be further enhanced with exterior painting and gutter cleaning.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and property value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and property value ↑
• Both Clean gutters — Improves drainage 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

+114.3% since first listed

12 events — show timeline

• 2026-04-29 Listed $225,000 WUMLS
• 2025-09-12 Listing Removed — WUMLS
• 2025-06-06 Relisted — WUMLS
• 2025-05-23 Contingent — WUMLS
• 2025-05-01 Listed $225,000 WUMLS
• 2023-08-31 Sold (MLS) $190,000 SPMLS
• 2023-08-16 Pending — SPMLS
• 2023-08-07 Listed $184,900 SPMLS
• 2020-01-10 Sold (MLS) $93,000 WUMLS
• 2019-08-13 Pending — WUMLS
• 2019-08-08 Price Changed $93,000 WUMLS
• 2019-07-10 Listed $105,000 WUMLS