181 Sumter St · Anderson, SC 29621

$130,000

3 bd · 1.0 ba · 834 sqft · Other public records · 37 Days on market

6,969 sqft lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Welcome to this classic blue, three-bedroom, one-bath home full of character and opportunity. Situated on a desirable corner lot, this traditional property offers both charm and convenience in a prime location, just a short walk to Anderson University. Inside, you’ll find original hardwood floors throughout, adding warmth and timeless appeal to every room. The functional layout includes a bright living space, three bedrooms, and a full bath, making it ideal for a variety of living arrangements. Whether you’re a first-time buyer looking for an affordable place to call home or an investor seeking a strong rental opportunity near campus, this property checks all the boxes. Enjoy the added benefits of a corner lot with extra outdoor space and curb appeal, all at a price point that makes ownership attainable. Don’t miss this opportunity, schedule your showing today!

Key facts

• 6,969 sq ft lot
• Listed 37 days

Property features AI

Finance

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

Exterior

• Parking: Gravel driveway; No garage
• Utilities: Public water; Public sewer; Public garbage pickup; Electric service
• Home design: Single-story home; Over 50 years old; Crawl space foundation
• Construction: Masonite siding exterior; Architectural roof
• Exterior features: Porch; Lot slopes gently with some trees; Half-acre or smaller lot

Interior

• Kitchen: Kitchen (10 x 12); Stand-alone electric range
• Bedrooms: Primary bedroom on main level (12 x 10); Second bedroom (11 x 10); Third bedroom (11 x 6); Three bedrooms on the main level
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Electric cooling; Electric water heater
• Interior features: Disappearing attic stairs
• Laundry & utility: First-floor laundry with washer connection and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Calhoun Academy of The Arts (math 41% / reading 37%, grade F, #301 of 597 statewide, top 51%, 473 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 rising fast (+6.5%/yr); 678 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $899 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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $24k; list at $130k implies a 453% 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.54%
• DSCR: 1.47
• GRM: 7.8

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,404
• Equity at exit: $19,383

10-year hold

• IRR: 15.5%
• Equity multiple: 2.45×
• Total profit: $52,637
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$682
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $320

Break-even live

Break-even rent $991

Max offer price $130,000

Occupancy floor 72%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 Mildred St Anderson, SC	2.0	1.0	800	$950	$1.19	2d	1	0.57mi
611 Bonham Ct Unit A Anderson, SC	2.0	1.0	963	$1,150	$1.19	23d	1	0.89mi
119 Woodland Dr Unit B Anderson, SC	2.0	1.5	1100	$895	$0.81	23d	1	0.95mi
121 E Sharpe St Unit 123 Anderson, SC	2.0	1.0	840	$1,075	$1.28	23d	1	0.97mi
402 N Main St Anderson, SC	2.0	1.0–1.5	526	$2,195	$4.17	2d	5	1.02mi
201 S Murray Ave Anderson, SC	1.0–2.0	1.0–2.0	1010	$2,200	$2.18	2d	1	1.12mi
1206 Stephens St Anderson, SC	3.0	1.0	1100	$995	$0.90	23d	1	1.44mi

Listing history 5 events

1. 2026-05-14
   status Pending

   Show marketing remark (891 chars)

   Welcome to this classic blue, three-bedroom, one-bath home full of character and opportunity. Situated on a desirable corner lot, this traditional property offers both charm and convenience in a prime location, just a short walk to Anderson University. Inside, you’ll find original hardwood floors throughout, adding warmth and timeless appeal to every room. The functional layout includes a bright living space, three bedrooms, and a full bath, making it ideal for a variety of living arrangements. Whether you’re a first-time buyer looking for an affordable place to call home or an investor seeking a strong rental opportunity near campus, this property checks all the boxes. Enjoy the added benefits of a corner lot with extra outdoor space and curb appeal, all at a price point that makes ownership attainable. Don’t miss this opportunity, schedule your showing today!

2. 2026-05-14
   historical Active Under Contract 891-char remark

   Show marketing remark (891 chars)

   Welcome to this classic blue, three-bedroom, one-bath home full of character and opportunity. Situated on a desirable corner lot, this traditional property offers both charm and convenience in a prime location, just a short walk to Anderson University. Inside, you’ll find original hardwood floors throughout, adding warmth and timeless appeal to every room. The functional layout includes a bright living space, three bedrooms, and a full bath, making it ideal for a variety of living arrangements. Whether you’re a first-time buyer looking for an affordable place to call home or an investor seeking a strong rental opportunity near campus, this property checks all the boxes. Enjoy the added benefits of a corner lot with extra outdoor space and curb appeal, all at a price point that makes ownership attainable. Don’t miss this opportunity, schedule your showing today!

3. 2026-04-01
   listed $130,000 Active

   Show marketing remark (891 chars)

   Welcome to this classic blue, three-bedroom, one-bath home full of character and opportunity. Situated on a desirable corner lot, this traditional property offers both charm and convenience in a prime location, just a short walk to Anderson University. Inside, you’ll find original hardwood floors throughout, adding warmth and timeless appeal to every room. The functional layout includes a bright living space, three bedrooms, and a full bath, making it ideal for a variety of living arrangements. Whether you’re a first-time buyer looking for an affordable place to call home or an investor seeking a strong rental opportunity near campus, this property checks all the boxes. Enjoy the added benefits of a corner lot with extra outdoor space and curb appeal, all at a price point that makes ownership attainable. Don’t miss this opportunity, schedule your showing today!

4. 2026-04-01
   listed $130,000 Active 891-char remark

   Show marketing remark (891 chars)

   Welcome to this classic blue, three-bedroom, one-bath home full of character and opportunity. Situated on a desirable corner lot, this traditional property offers both charm and convenience in a prime location, just a short walk to Anderson University. Inside, you’ll find original hardwood floors throughout, adding warmth and timeless appeal to every room. The functional layout includes a bright living space, three bedrooms, and a full bath, making it ideal for a variety of living arrangements. Whether you’re a first-time buyer looking for an affordable place to call home or an investor seeking a strong rental opportunity near campus, this property checks all the boxes. Enjoy the added benefits of a corner lot with extra outdoor space and curb appeal, all at a price point that makes ownership attainable. Don’t miss this opportunity, schedule your showing today!

5. 1987-04-01
   soldstatus $23,500

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $741 · $62/mo
• Expected delta: +$177/yr (+$15/mo · 31.4%)

ⓘ 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 ≥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: $16,747
• − Mortgage interest: −$7,282
• − Property taxes: −$564
• − Insurance: −$650
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$3,782
• Taxable income: $1,790
• Est. tax owed @ 24.0%: −$430
• After-tax cash flow: $3,406/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

+453.2% since first listed

5 events — show timeline

• 2026-05-14 Pending — Greater Greenville MLS
• 2026-05-14 Contingent — WUMLS
• 2026-04-01 Listed $130,000 WUMLS
• 2026-04-01 Listed $130,000 Greater Greenville MLS
• 1987-04-01 Sold (Public Records) $23,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $564 · +7.8% YoY. Source: county tax records.