105 Lowland Dr · Anderson, SC 29621

$187,990

3 bd · 2.5 ba · 1,305 sqft · Townhouse · 159 Days on market

Built 2025 1,742 sqft lot Est $185k · at est. $125/mo HOA · 7% of rent ↓ 8% since listing

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Why this score? — see what drove the D- 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 +11.6/30.0
• ARV discount +6.8/15.0
• 1% rule +4.2/10.0
• Rent growth +4.1/5.0
• Schools +3.9/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your next home in Anderson’s newest townhome community—where comfort, convenience, and lifestyle come together. These beautifully designed townhomes offer space, updates and affordability! Relax in your own space and enjoy the benefit of home ownership! Enjoy the outdoors in your spacious private yard, or take your furry friend to the large, on-site dog park—a rare find in townhome living! Just minutes from local shopping, restaurants, AnMed Health Medical Center, and popular Anderson attractions, you’ll love the unbeatable location. Whether you’re a first-time buyer, downsizing, or looking for low-maintenance living near it all, this community ha

Key facts

• On-site dog park
• Private yard
• Modern kitchen

Tags

• PRIVATE YARD
• ON-SITE DOG PARK
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• ENERGY-EFFICIENT CONSTRUCTION
• MAINTENANCE-FREE LIVING

Property features AI

Finance

• HOA & community: Homeowners association present; Association covers grounds maintenance, structure maintenance, pest control, and trash

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: 2-story property; New construction / never occupied; Built by McGuinn Homes; Vinyl siding
• Construction: Slab foundation; Vinyl siding; New construction
• Exterior features: City lot in a subdivision; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave; Smooth cooktop; Granite counters
• Bedrooms: Primary bedroom located on the upper level
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Blinds; Dual sinks; Granite counters; Smooth ceilings; Window treatments; Low-threshold shower; Shower only; Walk-in closet(s); Walk-in shower; Primary bedroom on upper level; Bath in primary bedroom
• Laundry & utility: Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $188k.

Deal economics

• At list price, monthly cash flow is $-59 ($-704/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (8.1% below list).
• Recommended offer: $165k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 3.2% 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: Nevitt Forest Elementary (math 26% / reading 23%, grade F, #452 of 597 statewide, top 78%, 577 students, 100% FRL); Glenview Middle (math 38% / reading 45%, grade F, #68 of 229 statewide, top 31%, 733 students, 69% FRL); T. L. Hanna High (math 63% / reading 91%, grade A-, #28 of 196 statewide, top 16%, 1,910 students, 53% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.5%/yr); 685 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 159 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $165,431 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $185,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Speyside Ln	0.02mi	3/2.5	1,305 (0%)	1mo	$185,490	$142	99
405 Speyside Ln	0.02mi	3/2.5	1,305 (0%)	1mo	$185,490	$142	98
403 Speyside Ln	0.02mi	3/2.5	1,305 (0%)	2mo	$185,490	$142	98
103 Lowland Dr	0.00mi	3/2.5	1,305 (0%)	3mo	$183,240	$140	98
400 Speyside Ln	0.04mi	3/2.5	1,305 (0%)	1mo	$189,000	$145	98
402 Speyside Ln	0.04mi	3/2.5	1,305 (0%)	1mo	$187,990	$144	97
409 Speyside Ln	0.02mi	3/2.5	1,305 (0%)	2mo	$185,490	$142	97
401 Speyside Ln	0.02mi	3/2.5	1,305 (0%)	2mo	$187,290	$144	97
412 Speyside Ln	0.04mi	3/2.5	1,305 (0%)	1mo	$196,017	$150	97
411 Speyside Ln	0.02mi	3/2.5	1,305 (0%)	2mo	$187,290	$144	97
230 Islay Way	0.05mi	3/2.5	1,305 (0%)	2mo	$178,290	$137	96
224 Islay Way	0.04mi	3/2.5	1,305 (0%)	3mo	$178,290	$137	95

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: -14.2%
• Equity multiple: 0.47×
• Total profit: $-27,705
• Equity at exit: $28,030

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-295
• Equity at exit: $16,254

Cash invested: $52,637 (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: 685
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$986
• Tax est. 1.5%: −$235 /mo · $2,820/yr
• Insurance: −$78
• HOA: −$125
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-59

Break-even live

Break-even rent $1,803

Max offer price $179,496

Occupancy floor 98%

Sensitivity live

Price	-10% $71	-5% $6	+0% $-59	+5% $-124	+10% $-189
Rent	-10% $-195	-5% $-127	+0% $-59	+5% $10	+10% $78
Rate	-1.0pp $36	-0.5pp $-11	base $-59	+0.5pp $-107	+1.0pp $-157

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: $46,998
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Islay WAY Anderson, SC	3.0	2.5	1411	$1,695	$1.20	4d	1	0.05mi
209 Polaris St Anderson, SC	3.0	2.0	1500	$1,500	$1.00	12d	1	0.37mi
305 Cedar Rdg Anderson, SC	3.0	2.5	1603	$1,745	$1.09	4d	1	1.18mi
902 Pickens St Anderson, SC	2.0	1.0	1185	$1,195	$1.01	25d	1	1.49mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 37 events

1. 2026-06-15
   statusdays on market $187,990 Pending 159 DOM
2. 2026-06-13
   days on market $187,990 Active 158 DOM
3. 2026-06-10
   days on market $187,990 Active 155 DOM
4. 2026-06-09
   days on market $187,990 Active 154 DOM
5. 2026-06-08
   days on market $187,990 Active 153 DOM
6. 2026-06-07
   days on market $187,990 Active 152 DOM
7. 2026-06-05
   pricedays on market $187,990 Active 149 DOM
8. 2026-06-03
   days on market $187,900 Active 148 DOM
9. 2026-06-03
   days on market $187,900 Active 147 DOM
10. 2026-06-01
    days on market $187,900 Active 146 DOM
11. 2026-05-31
    remarks 669-char remark
12. 2026-05-31
    days on marketlisting id $187,900 Active 145 DOM
13. 2026-05-24
    price $184,900
14. 2026-05-23
    price $184,900
15. 2026-05-23
    historical
16. 2026-05-22
    status Active
17. 2026-03-27
    status Pending
18. 2026-03-27
    status Pending
19. 2026-02-12
    price $185,490
20. 2026-02-12
    price $185,490
21. 2026-02-10
    status Active
22. 2026-02-10
    status Active
23. 2026-01-22
    status Pending
24. 2026-01-22
    status Pending
25. 2025-11-15
    price $183,240
26. 2025-11-14
    status Active
27. 2025-11-14
    price $183,240
28. 2025-10-27
    historical
29. 2025-10-24
    price $182,240
30. 2025-10-23
    price $182,240
31. 2025-10-16
    listed $178,290 Active
32. 2025-10-16
    listed $178,290 Active
33. 2025-07-19
    historical
34. 2025-07-11
    price $189,990
35. 2025-07-11
    price $177,490
36. 2025-07-01
    price $194,990
37. 2025-06-07
    listed $199,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,741
• − Mortgage interest: −$10,530
• − Property taxes: −$2,820
• − Insurance: −$940
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$1,500
• − Depreciation: −$5,469
• Taxable loss: −$3,836
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $216/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

-7.5% since first listed

25 events — show timeline

• 2026-05-24 Price Changed $184,900 Greater Greenville MLS
• 2026-05-23 Price Changed $184,900 WUMLS
• 2026-05-23 Listing Removed — Greater Greenville MLS
• 2026-05-22 Relisted — WUMLS
• 2026-03-27 Pending — WUMLS
• 2026-03-27 Pending — Greater Greenville MLS
• 2026-02-12 Price Changed $185,490 Greater Greenville MLS
• 2026-02-12 Price Changed $185,490 WUMLS
• 2026-02-10 Relisted — WUMLS
• 2026-02-10 Relisted — Greater Greenville MLS
• 2026-01-22 Pending — WUMLS
• 2026-01-22 Pending — Greater Greenville MLS
• 2025-11-15 Price Changed $183,240 Greater Greenville MLS
• 2025-11-14 Relisted — WUMLS
• 2025-11-14 Price Changed $183,240 WUMLS
• 2025-10-27 Listing Removed — WUMLS
• 2025-10-24 Price Changed $182,240 Greater Greenville MLS
• 2025-10-23 Price Changed $182,240 WUMLS
• 2025-10-16 Listed $178,290 WUMLS
• 2025-10-16 Listed $178,290 Greater Greenville MLS
• 2025-07-19 Listing Removed — Greater Greenville MLS
• 2025-07-11 Price Changed $189,990 Greater Greenville MLS
• 2025-07-11 Price Changed $177,490 Greater Greenville MLS
• 2025-07-01 Price Changed $194,990 Greater Greenville MLS
• 2025-06-07 Listed $199,990 Greater Greenville MLS