Off Market Real Estate Deals for Investors

✅ PROPERTY DETAILS ✅

LOCATION:

-- 133 Barnett Cir, Anderson, SC 29625

-- Anderson County

PROPERTY SNAPSHOT:

• Type: Single-Family
• Beds / Baths: 3 Bed / 1 Bath (Converted from original 2/2 layout)
• Living Area: 880sqft
• Lot Size: 0.37 acres
• Condition: Turnkey (Good Condition)
• HVAC: Central Heating & Air
• Septic: New system installed in 2024
• Occupancy: Tenant-occupied (month-to-month)
•  

FINANCIAL SUMMARY:

• Rent (Tenant Pays Utilities): $1,100 / Month
• Annual Gross Rent: $13,200 ($1,100 x 12)
• Operating Expenses (est.): $4,636 (vacancy, repairs, mgmt, taxes, insurance)
• Net Operating Income (NOI): $8,564/ year
• Cap Rate @ $125K: 6.85% (Solid turnkey yield)
• ARV (Market Value): $140,000 - $155,000 (Based on recent comps)
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COMP SALES (within 3 miles and sold within 6-12 months)

• 122 Avondale Rd, Anderson, SC----------------Sold for $106,000-------------1,080sqft------------$98/sqft-------------3/1, similar layout, smaller lot
• 214 Lewis St, Anderson, SC---------------Sold for $145,000----------920sqft-----------$158/sqft-----------Updated 3/1 (2024 sale)
• 210 Pine Grove Rd, Anderson, SC------------Sold for $150,000----------1,000sqft-----------$150/sqft------------Similar size 3/1
• 228 E Shockley Ferry Rd, Anderson, SC------------Sold for $129,900------------880sqft---------$148/sqft----------Avg. condition
• 207 Bedford Forest Ave, Anderson SC-----------Sold for $335,000----------1,493sqft---------$224/sqft-----------Larger 3/1; upper-end comp (used to show value-add if buyer wantedto make the house larger)
• WEIGHTED ARV: ~$150,000
• EQUITY @ $120k PURCHASE: ~$30,000 
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TENANT & LEASE DETAILS:

• Tenants: Meghan Blizzard & Zacker Payne
• Lease Start: November 3, 2022
• Current Status: Month-to-month (after fixed term ended November 2023)
• Rent: $1,100/month (tenant pays utilities)
• Condition: Good; tenants have occupied since 2022 with zero issues
• Insurance: Tenants required to maintain renter's insurance
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INVESTMENT HIGHLIGHTS:

• Turnkey property-- no rehab needed
• New septic installation -- major system upgraded
• Stable tenants -- paying market rent, MTM flexibility
• Strong cash flow -- 6.8% cap rate
• Positive equity position -- ~$30K spread to ARV
• Low-maintenance single-family home
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EXIT STRATEGY OPTIONS:

• Buy & Hold--------------Strong----------------Stable tenant, positive cash flow
• BRRRR / Refi-----------Viable--------------75% LTV ~$112,500 on $150K ARV
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SUMMARY VERDICT:

$120,000 purchase offers a 6.8% cap rate, $30K in built-in equity, and a turnkey tenant-occupied rental with verified lease, new septic, and improved layout (3 bed / 1 bath).  Ideal for buy-and-hold or BRRRR Investors seeking stable cash flow, minimal management, and a value-added bedroom configuration.

PURCHASE DETAILS:

• Purchase Price: $120,000 (plus closing)
• EMD: $1,200 (to be submitted by end buyer within 3 days of executed contract and fully refundable only at time of successful closing)
• Close of Escrow: on or before Wednesday, November 19, 2025