156 Pendulum Rdg · Graniteville, SC 29829

$312,000

4 bd · 3.0 ba · 2,760 sqft · SingleFamily public records · 28 Days on market

Built 2011 0.30 ac lot Est $309k · at est. $47/mo HOA · 2% of rent

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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 +12.2/30.0
• Appreciation +9.2/10.0
• ARV discount +7.1/15.0
• DSCR +3.6/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this beautifully updated and well-maintained 4-bedroom, 3-bath home in the sought-after Sage Creek community of Graniteville! Offering approximately 2,516 square feet of living space, this spacious home is filled with upgrades and thoughtful details throughout. From the moment you enter the home, you'll be impressed by the stunning two-story foyer and open-concept living area featuring soaring two-story ceilings, a cozy fireplace, and plenty of natural light, along with an elegant dining room with coffered ceilings. The kitchen flows perfectly into the main living space and features granite countertops, recessed lighting, a large pantry, and ample cabinetry and workspace, making it ideal for both entertaining and everyday living. The home is also wired for surround sound for the ultimate entertainment experience. The oversized owner's suite upstairs is a true retreat with abundant natural light, high ceilings, ceiling fan, huge walk-in closet with built-ins, double vanity, and separate soaking tub and shower. The additional upstairs bedrooms feature vaulted ceilings and walk-in closets, while brand-new carpet has been installed throughout all bedrooms, upstairs areas, and stairway. A fourth bedroom and full bath are conveniently located on the main level, making it perfect for guests, an office, or multigenerational living. This room also features brand-new carpet and a ceiling fan. The garage includes convenient storage racks, and outside you'll love the large fenced backyard complete with a spacious patio--perfect for gatherings and outdoor living. The detached 10x20 shed with electricity and window unit offers endless possibilities as a workshop, office, she shed, or man cave. Situated on . 30 acres, this move-in ready home offers space, comfort, and style in one incredible package!

Key facts

• Elegant dining room
• Recessed lighting
• Cozy fireplace

Tags

• TWO STORY FOYER
• OPEN CONCEPT LIVING AREA
• COZY FIREPLACE
• ELEGANT DINING ROOM
• GRANITE COUNTERTOPS
• RECESSED LIGHTING

Property features AI

Finance

• HOA & community: Home is part of an association

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Public water
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Partial brick above foundation and vinyl siding; Paved road access; Public water

Interior

• Kitchen: Free-standing range
• Bedrooms: Primary bedroom on the second level with a private bath that includes a separate shower, a separate water closet, and a freestanding tub
• Bathrooms: Three full bathrooms total (including two secondary full baths and one main full bath)
• Heating & cooling: Heat pump on the first level; Central cooling
• Interior features: One fireplace; Free-standing range

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $-64 ($-765/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (25.4% below list).
• Recommended offer: $233k (25.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#240 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Byrd Elementary (math 28% / reading 36%, grade F, #369 of 597 statewide, top 64%, 657 students, 37% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 299 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (8.4% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $87k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago 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.
• Current owner paid $246k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,787 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $309,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Pendulum Rdg	0.08mi	4/3.0	2,780 (+1%)	4mo	$299,000	$108	92
4920 Coal Creek Dr	0.12mi	4/2.5	2,724 (-1%)	2mo	$305,000	$112	88
618 Village East Cir	0.35mi	4/3.0	2,840 (+3%)	7mo	$324,900	$114	73
3046 Walking View Ct	0.35mi	4/3.5	2,835 (+3%)	5mo	$299,999	$106	73
566 Village East Cir	0.37mi	5/3.0 (+1)	2,652 (-4%)	2mo	$275,000	$104	70
2002 Winding Trail Rd	0.24mi	5/3.5 (+1)	2,778 (+1%)	15mo	$320,000	$115	68
7206 Round Stone Dr	0.12mi	5/3.0 (+1)	3,126 (+13%)	2mo	$329,900	$106	66
8039 Red Rock Way Way	0.13mi	4/2.5	2,456 (-11%)	13mo	$287,000	$117	62
3032 Walking View Ct	0.37mi	4/2.5	2,359 (-14%)	5mo	$250,000	$106	52
6006 Mahogany Terrace Ter	0.40mi	5/4.0 (+1)	3,156 (+14%)	2mo	$341,000	$108	47
4145 Thimbleberry Dr	0.38mi	3/2.5 (-1)	2,357 (-15%)	10mo	$273,000	$116	42
2841 Calli Crossing Dr	0.50mi	5/3.0 (+1)	2,361 (-14%)	16mo	$283,600	$120	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.51×
• Total profit: $131,971
• Equity at exit: $245,147

10-year hold

• IRR: 18.6%
• Equity multiple: 5.42×
• Total profit: $386,148
• Equity at exit: $494,563

Cash invested: $87,360 (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 29829

• Home prices YoY: 3.0%
• Active inventory: 299
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,328 medium
• Mortgage (P&I): −$1,636
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$130
• HOA: −$47
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-64

Break-even live

Break-even rent $2,409

Max offer price $300,737

Occupancy floor 98%

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: $78,000
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$2,199	$1.24	14d	5	0.36mi

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: electric

Listing history 26 events

1. 2026-06-18
   days on market $312,000 Active 28 DOM
2. 2026-06-17
   days on market $312,000 Active 27 DOM
3. 2026-06-16
   days on market $312,000 Active 26 DOM
4. 2026-06-15
   days on market $312,000 Active 25 DOM
5. 2026-06-14
   days on market $312,000 Active 23 DOM
6. 2026-06-13
   days on market $312,000 Active 22 DOM
7. 2026-06-10
   days on market $312,000 Active 20 DOM
8. 2026-06-09
   days on market $312,000 Active 19 DOM
9. 2026-06-08
   days on market $312,000 Active 18 DOM
10. 2026-06-07
    days on market $312,000 Active 17 DOM
11. 2026-06-03
    days on market $312,000 Active 13 DOM
12. 2026-06-02
    days on market $312,000 Active 12 DOM
13. 2026-06-01
    days on market $312,000 Active 11 DOM
14. 2026-05-31
    days on market $312,000 Active 10 DOM
15. 2026-05-30
    days on market $312,000 Active 9 DOM
16. 2026-05-21
    listed $312,000 Active 1832-char remark

    Show marketing remark (1832 chars)

    Welcome home to this beautifully updated and well-maintained 4-bedroom, 3-bath home in the sought-after Sage Creek community of Graniteville! Offering approximately 2,516 square feet of living space, this spacious home is filled with upgrades and thoughtful details throughout. From the moment you enter the home, you'll be impressed by the stunning two-story foyer and open-concept living area featuring soaring two-story ceilings, a cozy fireplace, and plenty of natural light, along with an elegant dining room with coffered ceilings. The kitchen flows perfectly into the main living space and features granite countertops, recessed lighting, a large pantry, and ample cabinetry and workspace, making it ideal for both entertaining and everyday living. The home is also wired for surround sound for the ultimate entertainment experience. The oversized owner's suite upstairs is a true retreat with abundant natural light, high ceilings, ceiling fan, huge walk-in closet with built-ins, double vanity, and separate soaking tub and shower. The additional upstairs bedrooms feature vaulted ceilings and walk-in closets, while brand-new carpet has been installed throughout all bedrooms, upstairs areas, and stairway. A fourth bedroom and full bath are conveniently located on the main level, making it perfect for guests, an office, or multigenerational living. This room also features brand-new carpet and a ceiling fan. The garage includes convenient storage racks, and outside you'll love the large fenced backyard complete with a spacious patio--perfect for gatherings and outdoor living. The detached 10x20 shed with electricity and window unit offers endless possibilities as a workshop, office, she shed, or man cave. Situated on . 30 acres, this move-in ready home offers space, comfort, and style in one incredible package!

17. 2026-05-21
    listed $312,000 Active

    Show marketing remark (1832 chars)

    Welcome home to this beautifully updated and well-maintained 4-bedroom, 3-bath home in the sought-after Sage Creek community of Graniteville! Offering approximately 2,516 square feet of living space, this spacious home is filled with upgrades and thoughtful details throughout. From the moment you enter the home, you'll be impressed by the stunning two-story foyer and open-concept living area featuring soaring two-story ceilings, a cozy fireplace, and plenty of natural light, along with an elegant dining room with coffered ceilings. The kitchen flows perfectly into the main living space and features granite countertops, recessed lighting, a large pantry, and ample cabinetry and workspace, making it ideal for both entertaining and everyday living. The home is also wired for surround sound for the ultimate entertainment experience. The oversized owner's suite upstairs is a true retreat with abundant natural light, high ceilings, ceiling fan, huge walk-in closet with built-ins, double vanity, and separate soaking tub and shower. The additional upstairs bedrooms feature vaulted ceilings and walk-in closets, while brand-new carpet has been installed throughout all bedrooms, upstairs areas, and stairway. A fourth bedroom and full bath are conveniently located on the main level, making it perfect for guests, an office, or multigenerational living. This room also features brand-new carpet and a ceiling fan. The garage includes convenient storage racks, and outside you'll love the large fenced backyard complete with a spacious patio--perfect for gatherings and outdoor living. The detached 10x20 shed with electricity and window unit offers endless possibilities as a workshop, office, she shed, or man cave. Situated on . 30 acres, this move-in ready home offers space, comfort, and style in one incredible package!

18. 2021-10-12
    soldstatus $246,500
19. 2021-10-08
    soldstatus $246,500 696-char remark

    Show marketing remark (696 chars)

    Wonderful open floor plan with 4 bedrooms and 3 full baths. Kitchen with Granite counter tops. Large pantry off of kitchen. New flooring in kitchen and dining room. Dining room with coffered ceilings. Wired for surround sound in great room. Large master bedroom. Master bath with double vanities, garden tub, separate shower. Fresh paint in bedrooms. Large walk in closet with custom shelving and drawers that can be adjusted to suit your needs. There is a guest bedroom on the main floor and a full bath. Nice privacy fenced back yard with patio and fire pit. 10 X 20 workshop out back that has electricity, wired for cable and completely insulated. Seller is offering a $5,000 carpet allowance.

20. 2021-08-24
    listed $246,500 696-char remark

    Show marketing remark (696 chars)

    Wonderful open floor plan with 4 bedrooms and 3 full baths. Kitchen with Granite counter tops. Large pantry off of kitchen. New flooring in kitchen and dining room. Dining room with coffered ceilings. Wired for surround sound in great room. Large master bedroom. Master bath with double vanities, garden tub, separate shower. Fresh paint in bedrooms. Large walk in closet with custom shelving and drawers that can be adjusted to suit your needs. There is a guest bedroom on the main floor and a full bath. Nice privacy fenced back yard with patio and fire pit. 10 X 20 workshop out back that has electricity, wired for cable and completely insulated. Seller is offering a $5,000 carpet allowance.

21. 2011-11-04
    soldstatus $171,140
22. 2011-11-04
    soldstatus $171,140
23. 2011-11-04
    soldstatus $171,140
24. 2011-09-12
    listed $171,140
25. 2011-09-12
    listed $171,140
26. 2011-09-10
    listed $171,140

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: +$703/yr (+$59/mo · 65.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,934
• − Mortgage interest: −$17,477
• − Property taxes: −$1,075
• − Insurance: −$1,560
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − HOA: −$564
• − Depreciation: −$9,076
• Taxable loss: −$6,288
• Est. tax savings @ 24.0%: +$1,509
• After-tax cash flow: $744/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: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Graniteville

• Score: 59/100
• State rank: #240
• US rank: #19924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Aiken County · 116,534 people
• City population: 12,385
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 12,385
• Household income: $84,228
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 213.0

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 26% Hispanic / Latino 12% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Italian 2% Swedish 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.38%
• Current HPI: 286.4155
• Rent YoY: —
• Metro: Augusta-Richmond County, GA-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

+82.3% since first listed

11 events — show timeline

• 2026-05-21 Listed $312,000 Consolidated MLS
• 2026-05-21 Listed $312,000 AMLS
• 2021-10-12 Sold (Public Records) $246,500 Public Records
• 2021-10-08 Sold (MLS) $246,500 AMLS
• 2021-08-24 Listed $246,500 AMLS
• 2011-11-04 Sold (MLS) $171,140 Hive MLS
• 2011-11-04 Sold (MLS) $171,140 AMLS
• 2011-11-04 Sold (MLS) $171,140 Hive MLS
• 2011-09-12 Listed $171,140 Hive MLS
• 2011-09-12 Listed $171,140 Hive MLS
• 2011-09-10 Listed $171,140 AMLS

Property tax history

+3.2%/yr

Latest (2025): $1,075 · +0.0% YoY. Source: county tax records.