Off-Market Investor Opportunity

145 Green Tree Rd

Anderson, SC 29625

IN-HOUSE DEAL Brought to you by the WYNF Acquisitions Team at Vice Capital

Manufactured / Mobile Home Detitled 1997 1,216 Sq Ft Approx. 0.71 Acres

Investor Snapshot

The numbers at a glance

1997 manufactured/mobile home with 1,216 finished Sq Ft on approximately 0.71 acre. Vice Capital supports a $180,000 ARV and a $48,000 most-likely rehab estimate with a controlled $44,000–$55,000 range.

Cash Price $36,000 Confirmation of acceptable funds and closing ability required

Estimated ARV $180,000 Buyer to independently verify

Estimated ROI 97.8%–125.0% Excludes financing, holding, closing, commissions, resale, and other costs

Earnest Money $2,500

Estimated Inspection Report

Preliminary condition and cost breakdown

Vice Capital's preliminary observations and estimates are provided to help investors begin their evaluation.

Cleanout — $1,500. Observed Required — Occupied/cluttered rooms and heavy soil throughout photos 007-023. Vacate, haul residuals, deep clean before finishes. Treatment: Repair; Confidence: High.
Site / landscape — $1,500. Observed Required — Overgrowth touches siding; vines/shrubs obscure elevations; yard needs basic cleanup for curb appeal (001-006). Treatment: Repair; Confidence: High.
Exterior / siding / skirting — $1,500. Observed Required — Vinyl siding is visibly dirty/organic-stained; localized skirting damage/openings at corners. Pressure wash, caulk, patch skirting. Treatment: Repair; Confidence: High.
Roof / gutters — $2,000. Probable — Low-slope roof is only seen from ground; multiple interior ceiling stains are visible (010, 018, 020-021, 023). Inspect, seal flashings/seams, localized repair/coat. Treatment: Repair; Confidence: Moderate.
Windows / exterior doors — $500. Observed/Probable — No obvious broken glazing; older units and screens/door hardware need tune-up. Preserve windows; repair screens/locks/weatherstrip as needed. Treatment: Repair; Confidence: Moderate.
Porch / steps / rails — $750. Observed Required — Wood steps/rails appear weathered but generally intact (004-006). Clean, selective board/fastener repair, stain/seal. Treatment: Refinish; Confidence: Moderate.
Interior paint / wall & ceiling repair — $6,000. Observed Required — Dated panel walls, heavy scuffs/soil, damaged trim, and several water-stained ceilings. Patch/prime stains and paint walls/ceilings/trim/doors neutral. Treatment: Refinish; Confidence: High.
Flooring — $5,500. Observed Required — Carpet is severely stained/worn; kitchen/dining sheet flooring is heavily soiled/worn; hall appears partially stripped. Install cohesive investor-grade LVP or LVP + economical bedroom carpet. Treatment: Replace; Confidence: High.
Kitchen — $6,500. Observed Required — Cabinets/layout appear usable but are dated/dirty; counters/fixtures and presentation are below renovated comps. Degrease, repair/refinish boxes/doors, hardware, counters, sink/faucet, simple backsplash/lighting. Treatment: Refinish; Confidence: Moderate.
Bathrooms — $8,500. Observed Required — Hall bath has substantial moisture-like wall deterioration (011). Primary bath is highly dated with dark staining at tub wall and ceiling staining (020-021). Refresh both; replace damaged wall/surround components selectively. Treatment: Selective Replace; Confidence: High.
Lighting / electrical — $1,500. Observed Required — Bare bulbs/dated fans and fixtures; retail finish needs coordinated simple lighting. Panel/wiring not shown. Treatment: Selective Replace; Confidence: Moderate.
Plumbing / water heater — $700. Probable — Aged bath/kitchen fixtures; no documented active line failure. Replace stops/supplies/faucet connections as needed during bath/kitchen work. Water heater unseen. Treatment: Repair; Confidence: Low.
HVAC — $500. Probable — Central condenser/ducting visible, but window/portable units are also present. Service, clean, verify heat/cool operation; no replacement priced. Treatment: Repair; Confidence: Low.
Crawl / attic / underbelly — $0. Unverified — No crawlspace, attic, underbelly insulation, duct belly, or vapor barrier photos. Treatment: Investigate / Unverified; Confidence: Low.
Structural — $0. Unverified — No clear structural failure is visible from provided photos; concealed frame/piers not inspected. Treatment: Investigate / Unverified; Confidence: Low.
Moisture / localized subfloor — $2,000. Observed Required / Probable extent — Visible moisture-like wall growth and repeated ceiling stains. Allow targeted demo/dry/treat/patch plus limited subfloor repair after source correction; not a mold diagnosis. Treatment: Repair; Confidence: Moderate.
Appliances — $2,000. Observed Required for ARV presentation — Existing kitchen appliances appear older/dated. Use coordinated investor-grade refrigerator/range/dishwasher package only as needed; laundry pair not required. Treatment: Selective Replace; Confidence: Moderate.
Misc. / punch — $1,500. Probable — Door adjustments, caulk, blinds, smoke/CO devices, register covers, hardware, final punch and touch-up. Treatment: Repair; Confidence: Moderate.
Permits / coordination — $500. Probable — Small allowance for trade permits/inspection coordination if triggered. Normal contractor overhead is otherwise embedded in line items. Treatment: Repair; Confidence: Low.
Visible / probable scope subtotal — $42,950.
Contingency (~12% for ordinary unknowns) — $5,000.
Most likely rehab estimate — $48,000. VC OS repair override: $48,000. Cost / finished sf: $39.47/sf.
Controlled range — $44,000 to $55,000. Low case assumes minor roof sealing, very localized subfloor damage, sound cabinet boxes, and mostly retained bath fixtures. High case assumes broader wall/subfloor repair, more cabinet/fixture replacement, and more extensive roof repair; it does not assume whole-house rewiring, full HVAC replacement, full window replacement, or a structural rebuild.

Estimated Total: Most likely $48,000 · Controlled range $44,000–$55,000

ESTIMATE DISCLAIMER: All inspection observations, repair items, costs, totals, and renovation figures shown are preliminary estimates for general informational purposes only. They are not a professional inspection, contractor bid, warranty, or guarantee of the property’s condition or actual renovation cost. Every investor must conduct their own inspections, obtain independent contractor estimates, verify all information, and complete their own due diligence before purchasing.

Property Photos

Walk the property virtually

Shared Google Drive property-photo gallery. Investors should review the supplied photos together with the estimated condition report and perform independent inspections.

145 Green Tree Rd — Photo Gallery Click a photo to enlarge or open it in Google Drive

Photos not displaying? Open the full property photo folder here.

Property Overview

Details and condition

Property Specifications

Property TypeManufactured / Mobile Home
Title StatusDetitled
Year Built1997
Living Area1,216 Sq Ft
Lot / AcreageApprox. 0.71 acres
Beds / Baths3 / 2 per acquisition report referenced in rehab estimate; ARV report did not independently verify
Estimated ARV$180,000 (Moderate confidence)
Estimated Rehab$48,000 most likely; $44,000–$55,000 controlled range

Known Condition

Photos show occupied/cluttered rooms and heavy soil; cleanout and deep cleaning are part of the estimate.
Exterior photos show organic staining/overgrowth and localized skirting damage/openings.
Multiple interior ceiling stains and moisture-like wall deterioration are visible; the report calls for source investigation and targeted repair.
Carpet and sheet flooring are visibly stained, worn, or partially stripped and are budgeted for replacement.
Kitchen cabinets/layout appear usable but dated/dirty; the estimate calls for refinishing/repair rather than full replacement.
Both bathrooms are dated; the hall bath shows substantial moisture-like wall deterioration and the primary bath shows dark staining at the tub wall plus ceiling staining.
Central HVAC equipment is visible, but operation is unverified; base scope is service/verification only, with no replacement priced.
Roof remaining life, crawlspace/piers/underbelly, concealed subfloor extent, electrical panel/service, water heater, and concealed plumbing remain unverified risks.

As-Is Sale: The property is offered in its present condition. Repair observations and costs are estimates only; buyer must independently inspect and verify.

Comparable Properties

Nearby market support

Comparable information is provided for reference only. Buyers should confirm sale status, property condition, adjustments, and valuation independently.

06/22/2026

103 Green Tree Rd, Anderson, SC 29625

$170,000

3 Bd · 2 Ba · 1,250 Sq Ft · $136/Sq Ft

Same street; 1998 double-wide; updated retail condition.

01/29/2024

135 Green Tree Rd, Anderson, SC 29625

$188,000

3 Bd · 2 Ba · 1,300 Sq Ft · $145/Sq Ft

Same pocket; 1996 manufactured; fully remodeled.

02/24/2026

439 Oak Shores Rd, Anderson, SC 29625

$180,000

3 Bd · 2 Ba · 1,237 Sq Ft · $146/Sq Ft

Similar size/site; maintained; newer roof and HVAC.

02/09/2026

146 Cann Rd, Anderson, SC 29625

$169,900

3 Bd · 2 Ba · 1,456 Sq Ft · $117/Sq Ft

1999 double-wide; 0.58 ac; refreshed, move-in ready.

06/09/2026

417 Gibson Rd, Anderson, SC 29625

$195,000

3 Bd · 2 Ba · 1,394 Sq Ft · $140/Sq Ft

0.67 ac; newer roof/HVAC, flooring and fresh paint.

Potential Strategies

Multiple investment exits

Potential Exit Strategies

Renovated retail resale / fix-and-flip: The supplied analysis supports a $180,000 ARV for a clean, cohesive investor-grade retail renovation; not luxury.

Closing Requirements

Closing Date: On or before September 20, 2026.
Earnest Money Deposit: $2,500.
Closing Attorney: Heather Welch.
Funds / closing ability: Confirmation of acceptable funds and closing ability is required; any transaction is subject to a fully executed assignment agreement.
Condition / due diligence: Property is offered as-is, where-is. Buyer must independently inspect, verify information, obtain estimates, and complete all due diligence.

Highest and best offer wins. We do not conduct bidding wars. Offers may be submitted at any time while the property remains available.

Contact Dispositions

Ready to discuss the opportunity?

Contact Ethan, the WYNF Dispositions Manager, for property access, deal questions, and next steps.

Call Ethan: 786-420-3803 Text Ethan

Important Disclosures

The contract holder holds contractual purchase rights in the property and is offering its contractual position for assignment.

The property is offered strictly as-is, where-is, with no warranties or representations regarding condition, measurements, systems, repairs, zoning, utilities, marketability, future value, rental performance, or suitability for any particular investment strategy.

Property details, comparable sales, repair observations, ARV estimates, and other information are believed to be accurate based on information provided by the homeowner or seller, public sources, and current market conditions. Nothing presented should be treated as an appraisal, inspection, engineering report, title opinion, legal advice, tax advice, or guarantee. Buyers must perform their own inspections, title review, valuation, financial analysis, and due diligence before submitting an offer.

Availability, pricing, access, assignment terms, closing requirements, and earnest-money requirements may change or be withdrawn without notice. Any transaction is subject to a fully executed assignment agreement and confirmation of acceptable funds and closing ability.

Walkthrough