534 Little Mountain Rd · Homeland Park, SC 29626

$120,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 127 Days on market

Built 1980 1.20 ac lot Est $161k · 26% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.9/10.0
• Schools +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has been de titled. Move in ready. So if you are looking for an investment opportunity or an affordable home in school district 3… this is the property for you! This is a 3 bedroom/2 bathroom home sitting on an acre; located on a quiet road but only minutes from schools, grocery stores and restaurants.

Key facts

• 1.2 acres
• No hoa
• 1.2 acre lot

Tags

• 1.2 ACRES
• NO HOA
• ANDERSON SCHOOL DISTRICT 3
• GENEROUS PARCEL OF LAND

Property features AI

Finance

• Other: Property acreage: 1–2 acres; Residential property — discovery required
• HOA & community: No HOA fees or community amenities

Exterior

• Parking: Attached carport for 2 cars; Gravel driveway
• Utilities: Water: other (see remarks); Sewer: septic and other (see remarks); Garbage pickup: private
• Home design: Single-story residential property; Approximate age: 31–50 years; Crawl space foundation
• Construction: Metal roof
• Exterior features: Front porch; Gently sloped lot with some trees; Vinyl siding exterior

Interior

• Kitchen: Kitchen approx. 15 x 12; Dining room approx. 12 x 12; No appliances included
• Bedrooms: Three bedrooms on the main level; Primary bedroom with full bath and primary on main level; other details: see remarks; Primary bedroom approx. 15 x 10; Second bedroom approx. 12 x 10; Third bedroom approx. 12 x 10
• Flooring: Other flooring (see remarks)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heating: other (see remarks); Cooling: central forced plus other (see remarks); Electric and other type water heater
• Interior features: One wood-burning fireplace; Other interior features (see remarks)
• Laundry & utility: Walk-in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.7% in Homeland Park — 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 56/100 on livability (#299 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety C-, crime F, amenities F.
• Anderson 03 (rural): math 44% / reading 49% proficiency, ranked #22 of 80 in SC (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Starr Elementary (math 63% / reading 60%, grade B, #76 of 597 statewide, top 13%, 490 students, 100% FRL); Starr-Iva Middle (math 31% / reading 36%, grade F, #113 of 229 statewide, top 50%, 658 students, 80% FRL); Crescent High (math 47% / reading 82%, grade B-, #89 of 196 statewide, top 46%, 796 students, 70% FRL) — zoned schools average 83% FRL vs 56% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 119 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 $830 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 127 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $101k; 19% 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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 F-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: 1.19% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $161,280
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219A Williams Rd	0.43mi	3/2.0	1,385 (+3%)	13mo	$163,000	$118	64
726 Martin Rd	0.70mi	3/2.0	1,360 (+1%)	10mo	$65,000	$48	57
113 Tate Dr	0.60mi	4/2.0 (+1)	1,433 (+7%)	1mo	$160,000	$112	55
208 Leverette Ln	0.62mi	3/2.0	1,243 (-8%)	12mo	$210,000	$169	48
1135 Travis Rd	0.46mi	3/2.0	1,175 (-13%)	15mo	$155,000	$132	45
109 Tate Dr	0.61mi	3/3.0	1,523 (+13%)	8mo	$182,900	$120	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,197
• Equity at exit: $17,892

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $20,411
• Equity at exit: $10,375

Cash invested: $33,600 (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: 119
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$182 /mo · $2,181/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $270

Break-even live

Break-even rent $1,090

Max offer price $120,000

Occupancy floor 76%

Sensitivity live

Price	-10% $338	-5% $304	+0% $270	+5% $236	+10% $202
Rent	-10% $157	-5% $214	+0% $270	+5% $327	+10% $383
Rate	-1.0pp $331	-0.5pp $301	base $270	+0.5pp $239	+1.0pp $207

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-21
   days on market $120,000 Active 127 DOM
2. 2026-06-18
   days on market $120,000 Active 124 DOM
3. 2026-06-17
   days on market $120,000 Active 123 DOM
4. 2026-06-16
   days on market $120,000 Active 122 DOM
5. 2026-06-15
   days on market $120,000 Active 121 DOM
6. 2026-06-13
   days on market $120,000 Active 119 DOM
7. 2026-06-13
   days on market $120,000 Active 118 DOM
8. 2026-06-10
   days on market $120,000 Active 116 DOM
9. 2026-06-09
   days on market $120,000 Active 115 DOM
10. 2026-06-08
    days on market $120,000 Active 114 DOM
11. 2026-06-07
    days on market $120,000 Active 113 DOM
12. 2026-06-05
    days on market $120,000 Active 110 DOM
13. 2026-06-03
    days on market $120,000 Active 109 DOM
14. 2026-06-03
    days on market $120,000 Active 108 DOM
15. 2026-06-01
    days on market $120,000 Active 107 DOM
16. 2026-05-31
    days on market $120,000 Active 106 DOM
17. 2026-04-22
    price $120,000
18. 2026-03-20
    price $130,000
19. 2026-02-13
    listed $140,000 Active
20. 2024-03-14
    soldstatus $101,000
21. 2024-03-12
    historical 320-char remark

    Show marketing remark (320 chars)

    This home has been de titled. Move in ready. So if you are looking for an investment opportunity or an affordable home in school district 3… this is the property for you! This is a 3 bedroom/2 bathroom home sitting on an acre; located on a quiet road but only minutes from schools, grocery stores and restaurants.

22. 2024-03-11
    soldstatus $101,000 Sold 320-char remark

    Show marketing remark (320 chars)

    This home has been de titled. Move in ready. So if you are looking for an investment opportunity or an affordable home in school district 3… this is the property for you! This is a 3 bedroom/2 bathroom home sitting on an acre; located on a quiet road but only minutes from schools, grocery stores and restaurants.

23. 2024-03-09
    status Pending 320-char remark

    Show marketing remark (320 chars)

    This home has been de titled. Move in ready. So if you are looking for an investment opportunity or an affordable home in school district 3… this is the property for you! This is a 3 bedroom/2 bathroom home sitting on an acre; located on a quiet road but only minutes from schools, grocery stores and restaurants.

24. 2024-02-10
    status Active 320-char remark

    Show marketing remark (320 chars)

    This home has been de titled. Move in ready. So if you are looking for an investment opportunity or an affordable home in school district 3… this is the property for you! This is a 3 bedroom/2 bathroom home sitting on an acre; located on a quiet road but only minutes from schools, grocery stores and restaurants.

25. 2024-02-09
    historical Contract-Take Back-Ups 320-char remark

    Show marketing remark (320 chars)

    This home has been de titled. Move in ready. So if you are looking for an investment opportunity or an affordable home in school district 3… this is the property for you! This is a 3 bedroom/2 bathroom home sitting on an acre; located on a quiet road but only minutes from schools, grocery stores and restaurants.

26. 2024-02-02
    status Pending 320-char remark

    Show marketing remark (320 chars)

    This home has been de titled. Move in ready. So if you are looking for an investment opportunity or an affordable home in school district 3… this is the property for you! This is a 3 bedroom/2 bathroom home sitting on an acre; located on a quiet road but only minutes from schools, grocery stores and restaurants.

27. 2024-01-27
    historical Contract-Take Back-Ups 320-char remark

    Show marketing remark (320 chars)

    This home has been de titled. Move in ready. So if you are looking for an investment opportunity or an affordable home in school district 3… this is the property for you! This is a 3 bedroom/2 bathroom home sitting on an acre; located on a quiet road but only minutes from schools, grocery stores and restaurants.

28. 2024-01-24
    listed $109,000 Active 320-char remark

    Show marketing remark (320 chars)

    This home has been de titled. Move in ready. So if you are looking for an investment opportunity or an affordable home in school district 3… this is the property for you! This is a 3 bedroom/2 bathroom home sitting on an acre; located on a quiet road but only minutes from schools, grocery stores and restaurants.

29. 2024-01-03
    soldstatus $70,000
30. 2023-12-13
    historical
31. 2023-12-13
    historical
32. 2023-12-05
    price $135,000
33. 2023-12-05
    price $135,000
34. 2023-11-28
    price $148,500
35. 2023-11-27
    price $148,500
36. 2023-11-10
    price $155,000
37. 2023-11-10
    price $155,000
38. 2023-10-15
    price $159,000
39. 2023-09-20
    price $159,000
40. 2023-09-13
    listed $169,999 Active
41. 2023-08-17
    listed $169,999 Active
42. 2013-11-01
    soldstatus $32,000
43. 2007-07-27
    soldstatus $32,000
44. 1990-05-16
    soldstatus $25,117

ⓘ 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: $2,181 · $182/mo
• Projected year-2 tax: $2,181 · $182/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $17,183
• − Mortgage interest: −$6,722
• − Property taxes: −$2,181
• − Insurance: −$600
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$3,491
• Taxable income: $1,440
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,896/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 03
• NCES district ID: 4500840
• Math proficiency: 44% ▼ -16.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $35,457
• Composite: 38.48/100
• National rank: #4187
• State rank: #22 of 80 in SC

Livability — Homeland Park

• Score: 56/100
• State rank: #299
• US rank: #23092

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A- Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+377.8% since first listed

28 events — show timeline

• 2026-04-22 Price Changed $120,000 Greater Greenville MLS
• 2026-03-20 Price Changed $130,000 Greater Greenville MLS
• 2026-02-13 Listed $140,000 Greater Greenville MLS
• 2024-03-14 Sold (Public Records) $101,000 Public Records
• 2024-03-12 Listing Removed — WUMLS
• 2024-03-11 Sold (MLS) $101,000 WUMLS
• 2024-03-09 Pending — WUMLS
• 2024-02-10 Relisted — WUMLS
• 2024-02-09 Contingent — WUMLS
• 2024-02-02 Pending — WUMLS
• 2024-01-27 Contingent — WUMLS
• 2024-01-24 Listed $109,000 WUMLS
• 2024-01-03 Sold (Public Records) $70,000 Public Records
• 2023-12-13 Listing Removed — WUMLS
• 2023-12-13 Listing Removed — Greater Greenville MLS
• 2023-12-05 Price Changed $135,000 Greater Greenville MLS
• 2023-12-05 Price Changed $135,000 WUMLS
• 2023-11-28 Price Changed $148,500 Greater Greenville MLS
• 2023-11-27 Price Changed $148,500 WUMLS
• 2023-11-10 Price Changed $155,000 Greater Greenville MLS
• 2023-11-10 Price Changed $155,000 WUMLS
• 2023-10-15 Price Changed $159,000 Greater Greenville MLS
• 2023-09-20 Price Changed $159,000 WUMLS
• 2023-09-13 Listed $169,999 Greater Greenville MLS
• 2023-08-17 Listed $169,999 WUMLS
• 2013-11-01 Sold (Public Records) $32,000 Public Records
• 2007-07-27 Sold (Public Records) $32,000 Public Records
• 1990-05-16 Sold (Public Records) $25,117 Public Records

Property tax history

+11.3%/yr

Latest (2025): $2,181 · +694.7% YoY. Source: county tax records.