Belmont Plan · Pendleton, SC 29670

$221,900

3 bd · 2.5 ba · 1,472 sqft · Townhouse · 325 Days on market

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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 +13.0/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Belmont by Great Southern Homes is a thoughtfully designed two-story townhome floor plan offering approximately 1,472 square feet of efficient and functional living space. This plan features 3 bedrooms and 2.5 baths, making it an ideal option for homeowners seeking low-maintenance living with well-defined spaces and modern conveniences. The main level offers an open-concept layout that connects the kitchen, dining area, and great room, creating a comfortable flow for everyday living and entertaining. The kitchen includes ample cabinetry and counter space, while the great room opens directly to a rear patio or deck, with options for a covered or screened outdoor living area. A powder roo

Key facts

• Lake hartwell
• Boscobel golf club
• Parking

Tags

• HISTORIC DOWNTOWN PENDLETON
• BOSCOBEL GOLF CLUB
• LAKE HARTWELL

Property features AI

Finance

• Financial info: List price available (plan/listing status active)

Exterior

• Parking: 1 parking space
• Utilities: Natural gas and electric service; Central air for cooling
• Home design: Single-family plan (Belmont); Status: Active
• Exterior features: Living area approximately 1,472 (per listing)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Natural gas and electric heating; Central air conditioning
• Interior features: Active plan named Belmont (new construction plan)

🏗️ New construction. The $221,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $216,384.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $222k.

Deal economics

• At list price, monthly cash flow is $-11 ($-133/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (15.3% below list).
• Recommended offer: $188k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.2% in Pendleton — 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 68/100 on livability (#82 in SC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety B+; Watch: schools D+, amenities F, commute F.
• 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.
• Market conditions: 161 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $6k 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 325 days — a 12% lower offer ($195k) is reasonable based on typical stale-listing flexibility.

Recommended offer $187,881 (15.3% 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. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $216,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
571 Seaborn Cir	0.07mi	3/2.5	1,450 (-2%)	3mo	$224,900	$155	92
596 Seaborn Cir	0.09mi	3/2.5	1,510 (+3%)	2mo	$219,900	$146	89
616 Seaborn Cir	0.09mi	3/2.5	1,509 (+2%)	3mo	$221,900	$147	89
221 Samuel St	0.22mi	3/2.5	1,466 (-0%)	0mo	$215,500	$147	88
573 Seaborn Cir	0.09mi	3/2.5	1,518 (+3%)	4mo	$215,000	$142	87
538 Seaborn Cir	0.14mi	3/2.5	1,521 (+3%)	3mo	$225,000	$148	86
575 Seaborn Cir	0.09mi	3/2.5	1,544 (+5%)	2mo	$222,900	$144	86
598 Seaborn Cir	0.10mi	3/2.5	1,540 (+5%)	3mo	$219,900	$143	85
549 Seaborn Cir	0.10mi	3/2.5	1,540 (+5%)	4mo	$209,900	$136	85
551 Seaborn Cir	0.10mi	3/2.5	1,540 (+5%)	4mo	$209,900	$136	85
117 Adger Rd	0.34mi	3/2.5	1,424 (-3%)	1mo	$218,900	$154	78
131 Adger Rd	0.30mi	3/3.0	1,281 (-13%)	4mo	$203,000	$158	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-35,743
• Equity at exit: $32,264

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-31,922
• Equity at exit: $18,709

Cash invested: $60,588 (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 29670

• Home prices YoY: -2.8%
• Active inventory: 161
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$1,135
• Tax est. 1.5%: −$270 /mo · $3,246/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-11

Break-even live

Break-even rent $1,893

Max offer price $214,775

Occupancy floor 96%

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: $54,096
• Closing costs: $6,492
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Adger Rd Pendleton, SC	3.0	2.5	1488	$1,675	$1.13	2d	1	0.25mi
804 S Mechanic St Unit 3A Pendleton, SC	3.0	2.5	1320	$1,675	$1.27	23d	1	1.41mi

Listing history 15 events

1. 2026-06-18
   days on market $221,900 Active 325 DOM
2. 2026-06-17
   days on market $221,900 Active 324 DOM
3. 2026-06-16
   days on market $221,900 Active 323 DOM
4. 2026-06-15
   days on market $221,900 Active 322 DOM
5. 2026-06-13
   days on market $221,900 Active 320 DOM
6. 2026-06-13
   days on market $221,900 Active 319 DOM
7. 2026-06-10
   days on market $221,900 Active 317 DOM
8. 2026-06-09
   days on market $221,900 Active 316 DOM
9. 2026-06-08
   days on market $221,900 Active 315 DOM
10. 2026-06-07
    days on market $221,900 Active 314 DOM
11. 2026-06-05
    days on market $221,900 Active 311 DOM
12. 2026-06-03
    days on market $221,900 Active 310 DOM
13. 2026-06-03
    days on market $221,900 Active 309 DOM
14. 2026-06-01
    days on market $221,900 Active 308 DOM
15. 2026-05-31
    days on market $221,900 Active 307 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: $22,546
• − Mortgage interest: −$12,121
• − Property taxes: −$3,246
• − Insurance: −$1,082
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$6,295
• Taxable loss: −$3,805
• Est. tax savings @ 24.0%: +$913
• After-tax cash flow: $780/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 — Pendleton

• Score: 68/100
• State rank: #82
• US rank: #9399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pendleton, SC
• County: Anderson County · 99,076 people
• City population: 11,084
• Metro: Greenville-Anderson, SC
• Population (ZIP): 11,084
• Household income: $72,445
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 280.0

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 5% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 5% Lithuanian 5% Serbian 4%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -10.11%
• Current HPI: 348.1373
• Rent YoY: —
• 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