103 Hillside Dr · Centerville, SC 29625

$154,900

3 bd · 1.0 ba · 1,213 sqft · Other public records · 57 Days on market

Built 1965 1.20 ac 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to your cozy ranch nestled on 1.2 Acres of land! This inviting 3-bedroom, 1-bathroom ranch-style home offers comfort, space, and a touch of rustic charm. As you enter, you'll be greeted by the cozy living room featuring a stunning electric fireplace that adds warmth and character to the space. The spacious layout seamlessly flows into a dining room area and kitchen, creating an ideal environment for family gatherings and entertaining. The cozy sunroom, filled with natural light, is a perfect spot to relax, read a book, or enjoy your morning coffee while overlooking the lush greenery of your vast backyard. The property also boasts four storage buildings, providing ample space for all your storage needs, whether it's for tools, hobbies, or outdoor equipment. The location is PRIME! You'll be just minutes away from schools, shopping, dining, and outdoor recreational opportunities. Don't miss this fantastic opportunity to make this charming ranch your forever home. Schedule a showing today and experience the peaceful, spacious living it has to offer.

Key facts

• 1.2 acre lot
• Garage
• Built 1965

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-story home; Over 50 years old; Not in a subdivision; Located outside city limits; Level lot
• Construction: Vinyl siding; Composition/shingle roof; Crawlspace foundation
• Exterior features: Front porch; Patio

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Main level primary bedroom; Separate/formal living room; Additional interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (2.4% below list).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.8% in Centerville — 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 (#108 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities 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 flat; 328 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k 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 57 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.98% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.75% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.72×
• Total profit: $-12,282
• Equity at exit: $23,096

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-3,168
• Equity at exit: $13,393

Cash invested: $43,372 (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 29625

• Rents YoY: 0.8%
• Active inventory: 328
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,512 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $255

Break-even live

Break-even rent $1,189

Max offer price $154,900

Occupancy floor 78%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 O St Anderson, SC	3.0	1.0	1100	$1,275	$1.16	14d	1	1.14mi

Listing history 22 events

1. 2026-06-17
   days on market $154,900 Active 57 DOM
2. 2026-06-16
   days on market $154,900 Active 56 DOM
3. 2026-06-15
   days on market $154,900 Active 55 DOM
4. 2026-06-13
   days on market $154,900 Active 53 DOM
5. 2026-06-10
   days on market $154,900 Active 50 DOM
6. 2026-06-09
   days on market $154,900 Active 49 DOM
7. 2026-06-08
   days on market $154,900 Active 48 DOM
8. 2026-06-07
   days on market $154,900 Active 47 DOM
9. 2026-06-05
   days on market $154,900 Active 44 DOM
10. 2026-06-03
    days on market $154,900 Active 43 DOM
11. 2026-06-03
    days on market $154,900 Active 42 DOM
12. 2026-06-01
    days on market $154,900 Active 41 DOM
13. 2026-05-31
    days on market $154,900 Active 40 DOM
14. 2026-05-20
    price $154,900
15. 2026-04-19
    listed $169,900 Active
16. 2023-11-02
    soldstatus $145,500
17. 2023-10-23
    soldstatus $145,500 Sold 1074-char remark

    Show marketing remark (1074 chars)

    Welcome home to your cozy ranch nestled on 1.2 Acres of land! This inviting 3-bedroom, 1-bathroom ranch-style home offers comfort, space, and a touch of rustic charm. As you enter, you'll be greeted by the cozy living room featuring a stunning electric fireplace that adds warmth and character to the space. The spacious layout seamlessly flows into a dining room area and kitchen, creating an ideal environment for family gatherings and entertaining. The cozy sunroom, filled with natural light, is a perfect spot to relax, read a book, or enjoy your morning coffee while overlooking the lush greenery of your vast backyard. The property also boasts four storage buildings, providing ample space for all your storage needs, whether it's for tools, hobbies, or outdoor equipment. The location is PRIME! You'll be just minutes away from schools, shopping, dining, and outdoor recreational opportunities. Don't miss this fantastic opportunity to make this charming ranch your forever home. Schedule a showing today and experience the peaceful, spacious living it has to offer.

18. 2023-09-07
    historical Contract-Take Back-Ups 1074-char remark

    Show marketing remark (1074 chars)

    Welcome home to your cozy ranch nestled on 1.2 Acres of land! This inviting 3-bedroom, 1-bathroom ranch-style home offers comfort, space, and a touch of rustic charm. As you enter, you'll be greeted by the cozy living room featuring a stunning electric fireplace that adds warmth and character to the space. The spacious layout seamlessly flows into a dining room area and kitchen, creating an ideal environment for family gatherings and entertaining. The cozy sunroom, filled with natural light, is a perfect spot to relax, read a book, or enjoy your morning coffee while overlooking the lush greenery of your vast backyard. The property also boasts four storage buildings, providing ample space for all your storage needs, whether it's for tools, hobbies, or outdoor equipment. The location is PRIME! You'll be just minutes away from schools, shopping, dining, and outdoor recreational opportunities. Don't miss this fantastic opportunity to make this charming ranch your forever home. Schedule a showing today and experience the peaceful, spacious living it has to offer.

19. 2023-09-04
    listed $140,000 Active 1074-char remark

    Show marketing remark (1074 chars)

    Welcome home to your cozy ranch nestled on 1.2 Acres of land! This inviting 3-bedroom, 1-bathroom ranch-style home offers comfort, space, and a touch of rustic charm. As you enter, you'll be greeted by the cozy living room featuring a stunning electric fireplace that adds warmth and character to the space. The spacious layout seamlessly flows into a dining room area and kitchen, creating an ideal environment for family gatherings and entertaining. The cozy sunroom, filled with natural light, is a perfect spot to relax, read a book, or enjoy your morning coffee while overlooking the lush greenery of your vast backyard. The property also boasts four storage buildings, providing ample space for all your storage needs, whether it's for tools, hobbies, or outdoor equipment. The location is PRIME! You'll be just minutes away from schools, shopping, dining, and outdoor recreational opportunities. Don't miss this fantastic opportunity to make this charming ranch your forever home. Schedule a showing today and experience the peaceful, spacious living it has to offer.

20. 2021-11-05
    soldstatus $15,000 Sold 476-char remark

    Show marketing remark (476 chars)

    one of three lots available in Evergreen Hills. great lots for home builders looking to build within this area. Utilities are Charter/Duke Energy/Electric City Water. Homes and lots are listed as County, not City; homes built here would sell as USDA 100% Financing Eligible for those who qualify, making a possible swift sale before or after build. This is a septic area, no current septic on lot. See real estate sign on the center lot, along with lot numbers on either side.

21. 2021-09-15
    status Pending 476-char remark

    Show marketing remark (476 chars)

    one of three lots available in Evergreen Hills. great lots for home builders looking to build within this area. Utilities are Charter/Duke Energy/Electric City Water. Homes and lots are listed as County, not City; homes built here would sell as USDA 100% Financing Eligible for those who qualify, making a possible swift sale before or after build. This is a septic area, no current septic on lot. See real estate sign on the center lot, along with lot numbers on either side.

22. 2021-06-11
    listed $15,000 Active 476-char remark

    Show marketing remark (476 chars)

    one of three lots available in Evergreen Hills. great lots for home builders looking to build within this area. Utilities are Charter/Duke Energy/Electric City Water. Homes and lots are listed as County, not City; homes built here would sell as USDA 100% Financing Eligible for those who qualify, making a possible swift sale before or after build. This is a septic area, no current septic on lot. See real estate sign on the center lot, along with lot numbers on either side.

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $883 · $74/mo
• Expected delta: +$132/yr (+$11/mo · 17.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $18,139
• − Mortgage interest: −$8,677
• − Property taxes: −$751
• − Insurance: −$774
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$4,506
• Taxable income: $528
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $2,930/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 — Centerville

• Score: 67/100
• State rank: #108
• US rank: #11094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Anderson County · 99,076 people
• Metro: Greenville-Anderson, SC
• Population (ZIP): 28,012
• Household income: $61,960
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 773.0

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 (75%)
• Race & ethnicity: White 75% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, South Korea
• 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: ▼ -186.36%
• Current HPI: 307.3451
• Rent YoY: ▲ 0.75%
• 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

+932.7% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $154,900 WUMLS
• 2026-04-19 Listed $169,900 WUMLS
• 2023-11-02 Sold (Public Records) $145,500 Public Records
• 2023-10-23 Sold (MLS) $145,500 WUMLS
• 2023-09-07 Contingent — WUMLS
• 2023-09-04 Listed $140,000 WUMLS
• 2021-11-05 Sold (MLS) $15,000 WUMLS
• 2021-09-15 Pending — WUMLS
• 2021-06-11 Listed $15,000 WUMLS

Property tax history

+21.2%/yr

Latest (2025): $751 · +388.4% YoY. Source: county tax records.