2005 Old Denver School Rd · Sandy Springs, SC 29625

$225,000

4 bd · 2.0 ba · 2,040 sqft · Land · 15 Days on market

Built 2026 0.71 ac lot

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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 +15.4/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• DSCR +4.7/10.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2005 Old Denver School Road in Anderson, SC! This stunning brand new manufactured home was built in 2026 and offers a perfect blend of modern amenities and cozy charm. Situated on a spacious lot spanning 0.71 acres, this property provides plenty of room to enjoy the outdoors and soak in the serene surroundings. * * * * Set up to FHA guidelines * * * Boasting a total of 4 bedrooms and 2 bathrooms and 2,040 sq. ft. of finished living space, this home offers ample room for comfortable living and entertaining. The interior features a well-designed layout with a seamless flow between the living areas, creating a welcoming atmosphere for residents and guests alike. The main living

Key facts

• Large windows
• Well-designed layout
• Brick underpinning

Tags

• SPACIOUS LOT
• WELL-DESIGNED LAYOUT
• LARGE WINDOWS
• BRICK UNDERPINNING
• CONCRETE DRIVEWAY
• LARGE YARD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank
• Home design: Single-story; New construction / never occupied; Double wide mobile home
• Construction: Vinyl siding; Architectural shingle roof; Crawlspace foundation; New / never occupied (year built: new)
• Exterior features: Not in a subdivision; Outside city limits

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: 4 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump (heating and cooling)
• Interior features: Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $225k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $178k (21.1% below list).
• Recommended offer: $178k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 1.6% in Sandy Springs — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Anderson 04 (rural): math 56% / reading 60% proficiency, ranked #4 of 80 in SC (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mt. Lebanon Elementary (math 66% / reading 62%, grade B, #63 of 597 statewide, top 11%, 513 students, 52% FRL); Riverside Middle (math 48% / reading 55%, grade C, #34 of 229 statewide, top 15%, 426 students, 63% FRL); Pendleton High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 880 students, 59% FRL).
• Market conditions: Rents flat; 331 active listings in the ZIP; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 15 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $225k implies a 543% 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 $177,507 (21.1% 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. 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?
3. 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.
4. 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.
5. 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: 0.79% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 10.6

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-34,999
• Equity at exit: $33,548

10-year hold

• IRR: -11.4%
• Equity multiple: 0.38×
• Total profit: $-39,284
• Equity at exit: $19,454

Cash invested: $63,000 (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: 331
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $87

Break-even live

Break-even rent $1,666

Max offer price $225,000

Occupancy floor 90%

Sensitivity live

Price	-10% $214	-5% $150	+0% $87	+5% $23	+10% $-41
Rent	-10% $-54	-5% $16	+0% $87	+5% $157	+10% $227
Rate	-1.0pp $200	-0.5pp $144	base $87	+0.5pp $28	+1.0pp $-31

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $225,000 Pending 15 DOM
2. 2026-06-05
   days on market $225,000 Active 13 DOM
3. 2026-06-03
   days on market $225,000 Active 12 DOM
4. 2026-06-03
   days on market $225,000 Active 11 DOM
5. 2026-06-01
   days on market $225,000 Active 10 DOM
6. 2026-05-31
   days on market $225,000 Active 9 DOM
7. 2026-05-22
   listed $225,000 Active
8. 2025-12-09
   soldstatus $35,000
9. 2022-12-06
   soldstatus $60,000

ⓘ 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: $505 · $42/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$777/yr (+$65/mo · 153.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,301
• − Mortgage interest: −$12,603
• − Property taxes: −$505
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$6,545
• Taxable loss: −$2,886
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $1,731/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 04
• NCES district ID: 4500870
• Math proficiency: 56% ▼ -5.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $48,338
• Composite: 49.25/100
• National rank: #2030
• State rank: #4 of 80 in SC

Livability — Sandy Springs

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+275.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $225,000 WUMLS
• 2025-12-09 Sold (Public Records) $35,000 Public Records
• 2022-12-06 Sold (Public Records) $60,000 Public Records

Property tax history

-7.9%/yr

Latest (2025): $505 · -51.3% YoY. Source: county tax records.