10 Sirrine St · Anderson, SC 29624

$109,900

2 bd · 1.0 ba · 886 sqft · Other public records · 26 Days on market

0.34 ac 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +4.0/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Thank you for visiting 10 Sirrine Street, a charming renovated home located minutes away from Downtown Anderson. This property has been renovated with extensive details for the new homeowner to enjoy. The exterior of the home has been updated with a brand new deck and brand new siding, creating an inviting opportunity to sit down and relax with friends and family. The brand new HVAC and furnace provides a piece of mind and comfort to the client and the space. Additionally, the new water heater offers efficiency and reliability. As you tour the home it showcases a new kitchen featuring new, top-of-the-line appliances. Imagine this great space to create those magic memories with family or close friends. The gleaming hardwood floors throughout the home add a cozy yet inviting touch.. This home is key turn ready, Please hurry, this opportunity will not last. Schedule your showing today !!!

Key facts

• Luxury vinyl plank
• Renewed bathroom
• Open concept design

Tags

• OPEN CONCEPT DESIGN
• ELECTRIC FIREPLACE
• RENEWED KITCHEN
• RENEWED BATHROOM
• LUXURY VINYL PLANK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 114 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• At $1,383/mo this rent would consume 54% of the median local household income ($31k/yr) (locally 843% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $760 of loan paydown is wiped out by about $2k 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 (-2.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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.

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 $108,251 (1.5% 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: 1.26% ✓
• Cap rate: 10.77%
• Cash-on-cash: 16.00%
• DSCR: 1.71
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.41×
• Total profit: $12,671
• Equity at exit: $21,044

10-year hold

• IRR: 17.4%
• Equity multiple: 2.57×
• Total profit: $48,463
• Equity at exit: $17,699

Cash invested: $30,772 (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 29624

• Home prices YoY: -0.5%
• Active inventory: 114
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$576
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $410

Break-even live

Break-even rent $864

Max offer price $109,900

Occupancy floor 65%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	2d	1	0.92mi
402 N Main St Anderson, SC	2.0	1.0–1.5	526	$2,195	$4.17	2d	5	1.19mi
406 Sedona Dr Anderson, SC	1.0	1.0–1.5	474	$1,122	$2.37	2d	8	1.20mi
121 E Sharpe St Unit 123 Anderson, SC	2.0	1.0	840	$1,075	$1.28	23d	1	1.23mi
121 E Sharpe St Unit 127 Anderson, SC	1.0	1.0	723	$950	$1.31	23d	1	1.23mi
611 Bonham Ct Unit A Anderson, SC	2.0	1.0	963	$1,150	$1.19	23d	1	1.47mi

Listing history 30 events

1. 2026-03-31
   status Pending
2. 2026-03-04
   listed $109,900 Active
3. 2024-01-23
   soldstatus $134,500
4. 2024-01-22
   soldstatus $134,500 Sold 908-char remark

   Show marketing remark (908 chars)

   Thank you for visiting 10 Sirrine Street, a charming renovated home located minutes away from Downtown Anderson. This property has been renovated with extensive details for the new homeowner to enjoy. The exterior of the home has been updated with a brand new deck and brand new siding, creating an inviting opportunity to sit down and relax with friends and family. The brand new HVAC and furnace provides a piece of mind and comfort to the client and the space. Additionally, the new water heater offers efficiency and reliability. As you tour the home it showcases a new kitchen featuring new, top-of-the-line appliances. Imagine this great space to create those magic memories with family or close friends. The gleaming hardwood floors throughout the home add a cozy yet inviting touch.. This home is key turn ready, Please hurry, this opportunity will not last. Schedule your showing today !!!

5. 2024-01-15
   historical
6. 2024-01-14
   status Active
7. 2023-12-09
   historical Contingency Contract 908-char remark

   Show marketing remark (908 chars)

   Thank you for visiting 10 Sirrine Street, a charming renovated home located minutes away from Downtown Anderson. This property has been renovated with extensive details for the new homeowner to enjoy. The exterior of the home has been updated with a brand new deck and brand new siding, creating an inviting opportunity to sit down and relax with friends and family. The brand new HVAC and furnace provides a piece of mind and comfort to the client and the space. Additionally, the new water heater offers efficiency and reliability. As you tour the home it showcases a new kitchen featuring new, top-of-the-line appliances. Imagine this great space to create those magic memories with family or close friends. The gleaming hardwood floors throughout the home add a cozy yet inviting touch.. This home is key turn ready, Please hurry, this opportunity will not last. Schedule your showing today !!!

8. 2023-12-05
   listed $140,000 Active 908-char remark

   Show marketing remark (908 chars)

   Thank you for visiting 10 Sirrine Street, a charming renovated home located minutes away from Downtown Anderson. This property has been renovated with extensive details for the new homeowner to enjoy. The exterior of the home has been updated with a brand new deck and brand new siding, creating an inviting opportunity to sit down and relax with friends and family. The brand new HVAC and furnace provides a piece of mind and comfort to the client and the space. Additionally, the new water heater offers efficiency and reliability. As you tour the home it showcases a new kitchen featuring new, top-of-the-line appliances. Imagine this great space to create those magic memories with family or close friends. The gleaming hardwood floors throughout the home add a cozy yet inviting touch.. This home is key turn ready, Please hurry, this opportunity will not last. Schedule your showing today !!!

9. 2023-11-15
   historical
10. 2023-08-13
    historical Contingency Contract
11. 2023-07-06
    price $140,000
12. 2023-06-20
    listed $150,000 Active
13. 2023-04-25
    soldstatus $50,000
14. 2023-04-11
    soldstatus $50,000 Sold CO-OP Non Member
15. 2023-03-31
    status Pending
16. 2023-03-21
    price $59,900
17. 2023-02-10
    price $69,000
18. 2023-01-29
    price $75,000
19. 2023-01-09
    listed $85,000 Active
20. 2022-02-18
    soldstatus $36,000 Sold
21. 2022-02-18
    status Pending
22. 2022-02-10
    price $35,000
23. 2022-02-09
    status Active
24. 2022-01-31
    status Pending
25. 2022-01-18
    status Active
26. 2022-01-14
    status Pending
27. 2021-09-10
    listed $48,500 Active
28. 2018-11-08
    soldstatus $8,000 Sold
29. 2018-10-15
    status Pending
30. 2018-10-12
    listed $8,000 Active

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $725 · $60/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 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: $16,599
• − Mortgage interest: −$6,156
• − Property taxes: −$725
• − Insurance: −$550
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,197
• Taxable income: $3,315
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $4,127/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

• County: Anderson County · 99,076 people
• City population: 87,992
• Metro: Greenville-Anderson, SC
• Population (ZIP): 13,498
• Household income: $30,549
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 843.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Black 41% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -2.06%
• Current HPI: 406.0533
• Rent YoY: —
• 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

+1273.8% since first listed

30 events — show timeline

• 2026-03-31 Pending — WUMLS
• 2026-03-04 Listed $109,900 WUMLS
• 2024-01-23 Sold (Public Records) $134,500 Public Records
• 2024-01-22 Sold (MLS) $134,500 Greater Greenville MLS
• 2024-01-15 Listing Removed — Greater Greenville MLS
• 2024-01-14 Relisted — Greater Greenville MLS
• 2023-12-09 Contingent — Greater Greenville MLS
• 2023-12-05 Listed $140,000 Greater Greenville MLS
• 2023-11-15 Listing Removed — Greater Greenville MLS
• 2023-08-13 Contingent — Greater Greenville MLS
• 2023-07-06 Price Changed $140,000 Greater Greenville MLS
• 2023-06-20 Listed $150,000 Greater Greenville MLS
• 2023-04-25 Sold (Public Records) $50,000 Public Records
• 2023-04-11 Sold (MLS) $50,000 SPMLS
• 2023-03-31 Pending — SPMLS
• 2023-03-21 Price Changed $59,900 SPMLS
• 2023-02-10 Price Changed $69,000 SPMLS
• 2023-01-29 Price Changed $75,000 SPMLS
• 2023-01-09 Listed $85,000 SPMLS
• 2022-02-18 Sold (MLS) $36,000 WUMLS
• 2022-02-18 Pending — WUMLS
• 2022-02-10 Price Changed $35,000 WUMLS
• 2022-02-09 Relisted — WUMLS
• 2022-01-31 Pending — WUMLS
• 2022-01-18 Relisted — WUMLS
• 2022-01-14 Pending — WUMLS
• 2021-09-10 Listed $48,500 WUMLS
• 2018-11-08 Sold (MLS) $8,000 WUMLS
• 2018-10-15 Pending — WUMLS
• 2018-10-12 Listed $8,000 WUMLS

Property tax history

+15.1%/yr

Latest (2025): $725 · +173.0% YoY. Source: county tax records.