406 Speyside Ln · Anderson, SC 29621

$177,900

3 bd · 2.5 ba · 1,305 sqft · Townhouse · 81 Days on market

Built 2025 Excellent condition 1,742 sqft lot $136/sqft · 5% below area Est $188k · 5% under $125/mo HOA · 7% of rent

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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 +14.1/30.0
• ARV discount +9.8/15.0
• 1% rule +4.8/10.0
• Schools +4.8/10.0
• Condition / age +4.8/5.0
• DSCR +4.3/10.0
• Rent growth +4.1/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover Clarke Townes, a charming townhome community in a quiet Anderson neighborhood. Designed for those seeking simplicity and style, this energy-efficient home offers low-maintenance living with a private back patio and HOA lawn and exterior care. Spend your weekends relaxing or exploring local favorites like Lake Hartwell, downtown Anderson, or Clemson football games nearby. With convenient access to Anderson University and Greenville, Clarke Townes provides the perfect setting to unwind and connect.

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $178k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $27 ($330/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 $175k (1.7% below list).
• Recommended offer: $167k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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); 973 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 81 days — a 6% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Recommended offer $167,226 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (median comp): $187,640
• List price: $177,900
• Delta: -4.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Speyside Ln	0.00mi	3/2.5	1,305 (0%)	2mo	$184,900	$142	98
105 Lowland Dr	0.04mi	3/2.5	1,305 (0%)	2mo	$187,990	$144	97
402 Speyside Ln	0.01mi	3/2.5	1,305 (0%)	4mo	$187,990	$144	96
400 Speyside Ln	0.01mi	3/2.5	1,305 (0%)	4mo	$189,000	$145	96
412 Speyside Ln	0.01mi	3/2.5	1,305 (0%)	4mo	$196,017	$150	96
407 Speyside Ln	0.02mi	3/2.5	1,305 (0%)	4mo	$185,490	$142	96
405 Speyside Ln	0.02mi	3/2.5	1,305 (0%)	4mo	$185,490	$142	96
305 Speyside Ln	0.03mi	3/2.5	1,483 (+14%)	1mo	$209,540	$141	75
309 Speyside Ln	0.04mi	3/2.5	1,483 (+14%)	2mo	$207,990	$140	73
313 Speyside Ln	0.04mi	4/3.0 (+1)	1,483 (+14%)	2mo	$209,990	$142	67
303 Speyside Ln	0.04mi	4/3.0 (+1)	1,487 (+14%)	2mo	$216,490	$146	66
307 Speyside Ln	0.05mi	4/3.0 (+1)	1,487 (+14%)	3mo	$192,000	$129	65

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: -10.9%
• Equity multiple: 0.59×
• Total profit: $-20,503
• Equity at exit: $26,525

10-year hold

• IRR: 3.2%
• Equity multiple: 1.27×
• Total profit: $13,386
• Equity at exit: $15,382

Cash invested: $49,812 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 15 under contract
• Months of supply: 6.7 mo (15%/mo absorbed)
• Median asking: $188,990 ($134/sqft)
• Median days on market: 36 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +7.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29621

• Rents YoY: 6.5%
• Active inventory: 973
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$933
• Tax est. 1.5%: −$222 /mo · $2,668/yr
• Insurance: −$74
• HOA: −$125
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $27

Break-even live

Break-even rent $1,714

Max offer price $177,900

Occupancy floor 93%

Sensitivity live

Price	-10% $150	-5% $89	+0% $27	+5% $-34	+10% $-95
Rent	-10% $-111	-5% $-42	+0% $27	+5% $97	+10% $166
Rate	-1.0pp $117	-0.5pp $73	base $27	+0.5pp $-19	+1.0pp $-66

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: $44,475
• Closing costs: $5,337
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Islay Way Anderson, SC	3.0	2.5	1305	$1,750	$1.34	0d	1	0.06mi
226 Islay WAY Anderson, SC	3.0	2.5	1411	$1,695	$1.20	98d	1	0.09mi
209 Polaris St Anderson, SC	3.0	2.0	1500	$1,500	$1.00	106d	1	0.31mi
305 Cedar Rdg Anderson, SC	3.0	2.5	1603	$1,786	$1.11	62d	1	1.11mi
104 Wishire Dr Anderson, SC	3.0	2.0	1250	$1,355	$1.08	0d	1	1.31mi
207 Sears St Anderson, SC	4.0	2.0	1500	$1,850	$1.23	87d	1	1.34mi
902 Pickens St Anderson, SC	2.0	1.0	1185	$1,195	$1.01	119d	1	1.44mi
506 Plain St Anderson, SC	2.0	1.0	927	$1,100	$1.19	7d	1	1.49mi

Property features AI

Finance

• HOA & community: Homeowners association presentHOA fees: other/see remarksCommunity amenities include some sidewalks and a dog park

Exterior

• Parking: Driveway parkingPaved concrete driveway
• Utilities: Public waterPublic sewerPublic garbage pickupElectric power
• Home design: 2-story homeUnder construction (approximate year built 2025)Built by McGuinn Homes
• Construction: Vinyl siding exteriorComposition shingle roofSlab foundation
• Exterior features: PatioSidewalk

Interior

• Kitchen: Cooktop (smooth)Electric ovenBuilt-in microwaveDishwasherGarbage disposal
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower only, and walk-in closetSecond bedroom about 9 x 10Third bedroom about 9 x 9Primary bedroom size about 10 x 13
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Natural gas heatingElectric coolingGas water heater
• Interior features: Granite countertopsWalk-in pantryWalk-in closet
• Laundry & utility: Laundry located on 2nd floor

Listing history 50 events

1. 2026-09-23
   pricedays on market $177,900 Active 81 DOM
2. 2026-09-22
   days on market $179,990 Active 80 DOM
3. 2026-09-21
   days on market $179,990 Active 79 DOM
4. 2026-09-20
   days on market $179,990 Active 78 DOM
5. 2026-09-19
   days on market $179,990 Active 77 DOM
6. 2026-09-18
   days on market $179,990 Active 76 DOM
7. 2026-09-17
   days on market $179,990 Active 75 DOM
8. 2026-09-16
   days on market $179,990 Active 74 DOM
9. 2026-09-15
   days on market $179,990 Active 73 DOM
10. 2026-09-14
    days on market $179,990 Active 72 DOM
11. 2026-09-13
    days on market $179,990 Active 71 DOM
12. 2026-09-12
    days on market $179,990 Active 70 DOM
13. 2026-09-11
    days on market $179,990 Active 69 DOM
14. 2026-09-05
    days on market $179,990 Active 63 DOM
15. 2026-09-04
    days on market $179,990 Active 62 DOM
16. 2026-09-03
    days on market $179,990 Active 61 DOM
17. 2026-08-31
    days on market $179,990 Active 58 DOM
18. 2026-08-30
    days on market $179,990 Active 57 DOM
19. 2026-08-29
    days on market $179,990 Active 56 DOM
20. 2026-08-28
    days on market $179,990 Active 55 DOM
21. 2026-08-27
    days on market $179,990 Active 54 DOM
22. 2026-08-25
    days on market $179,990 Active 52 DOM
23. 2026-08-24
    days on market $179,990 Active 51 DOM
24. 2026-08-23
    days on market $179,990 Active 50 DOM
25. 2026-08-22
    days on market $179,990 Active 49 DOM
26. 2026-08-21
    days on market $179,990 Active 48 DOM
27. 2026-08-20
    days on market $179,990 Active 47 DOM
28. 2026-08-19
    days on market $179,990 Active 46 DOM
29. 2026-08-18
    days on market $179,990 Active 45 DOM
30. 2026-08-17
    days on market $179,990 Active 44 DOM
31. 2026-08-16
    days on market $179,990 Active 43 DOM
32. 2026-08-15
    days on market $179,990 Active 42 DOM
33. 2026-08-14
    days on market $179,990 Active 41 DOM
34. 2026-08-13
    days on market $179,990 Active 40 DOM
35. 2026-08-12
    days on market $179,990 Active 39 DOM
36. 2026-08-11
    days on market $179,990 Active 38 DOM
37. 2026-08-10
    days on market $179,990 Active 37 DOM
38. 2026-08-09
    days on market $179,990 Active 36 DOM
39. 2026-08-08
    days on market $179,990 Active 35 DOM
40. 2026-08-07
    days on market $179,990 Active 34 DOM
41. 2026-08-06
    price $179,990 Active 33 DOM
42. 2026-08-06
    days on market $184,900 Active 33 DOM
43. 2026-08-05
    days on market $184,900 Active 32 DOM
44. 2026-08-04
    days on market $184,900 Active 31 DOM
45. 2026-08-03
    days on market $184,900 Active 30 DOM
46. 2026-07-31
    days on market $184,900 Active 27 DOM
47. 2026-07-30
    days on market $184,900 Active 26 DOM
48. 2026-07-30
    days on market $184,900 Active 25 DOM
49. 2026-07-28
    days on market $184,900 Active 24 DOM
50. 2026-07-26
    days on market $184,900 Active 22 DOM

ⓘ 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: $20,991
• − Mortgage interest: −$9,965
• − Property taxes: −$2,668
• − Insurance: −$890
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − HOA: −$1,500
• − Depreciation: −$5,175
• Taxable loss: −$2,566
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $946/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with modern updates and a move-in-ready interior. It offers a great location and is ready for new owners to move in and enjoy.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves living space and makes it move-in ready ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Nevitt Forest Elementary F SC #452/597 Nat'l #30,133/41,679 Middle Glenview Middle F SC #68/229 Nat'l #5,602/14,009 High T. L. Hanna High A- SC #28/196 Nat'l #1,362/17,239

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

C Composite livability gradescore 67/100

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 · 210,546 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: 3% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• HOA & community: Homeowners association presentHOA fees: other/see remarksCommunity amenities include some sidewalks and a dog park

Exterior

• Parking: Driveway parkingPaved concrete driveway
• Utilities: Public waterPublic sewerPublic garbage pickupElectric power
• Home design: 2-story homeUnder construction (approximate year built 2025)Built by McGuinn Homes
• Construction: Vinyl siding exteriorComposition shingle roofSlab foundation
• Exterior features: PatioSidewalk

Interior

• Kitchen: Cooktop (smooth)Electric ovenBuilt-in microwaveDishwasherGarbage disposal
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower only, and walk-in closetSecond bedroom about 9 x 10Third bedroom about 9 x 9Primary bedroom size about 10 x 13
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Natural gas heatingElectric coolingGas water heater
• Interior features: Granite countertopsWalk-in pantryWalk-in closet
• Laundry & utility: Laundry located on 2nd floor

Price history

-0.3% since first listed

16 events — show timeline

• 2026-07-01 Listing Removed — Greater Greenville MLS
• 2026-06-04 Relisted — WUMLS
• 2026-06-04 Relisted — Greater Greenville MLS
• 2026-06-04 Pending — WUMLS
• 2026-06-04 Pending — Greater Greenville MLS
• 2026-05-31 Price Changed $184,900 Greater Greenville MLS
• 2026-05-30 Relisted — WUMLS
• 2026-05-30 Price Changed $184,900 WUMLS
• 2026-05-30 Relisted — Greater Greenville MLS
• 2026-04-22 Pending — WUMLS
• 2026-04-22 Pending — Greater Greenville MLS
• 2026-04-01 Price Changed $187,990 Greater Greenville MLS
• 2026-03-31 Price Changed $187,990 WUMLS
• 2026-02-14 Listed $185,490 WUMLS
• 2026-02-13 Listed $184,900 Greater Greenville MLS
• 2026-02-13 Listed $185,490 Greater Greenville MLS