559 Seaborn Cir · Pendleton, SC 29670

$231,900

3 bd · 2.5 ba · 1,505 sqft · Land · 36 Days on market

Built 2026

---

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 +10.5/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Improved Palomino B6 Floor Plan. Welcome to this stunning 3-bedroom, 2.5-bathroom townhouse, the epitome of modern living and energy efficiency! With over 1,500 square feet of thoughtfully designed space, this home offers an open floor plan perfect for comfortable living and entertaining. Step inside to a bright and airy living area featuring designer vinyl flooring that seamlessly flows into the dining and kitchen areas. The upgraded kitchen boasts granite countertops, a spacious island, an upgraded kitchen faucet, and comes equipped with stainless steel ENERGY STAR appliances, including an electric stove, dishwasher, and microwave. On the main level, you'll find a convenient powder room and access to your one-car garage. Upstairs, all three spacious bedrooms await, ensuring privacy and tranquility. The primary suite is a true retreat, offering a large walk-in closet, a walk-in shower, dual vanity, and contemporary fixtures. The second floor houses a dedicated laundry room adding convenience to your daily routines. Benefit from the cost-saving tankless gas water heater and the certification from HERS energy testing with a third-party rating for maximum efficiency. This townhouse is part of a vibrant community featuring incredible amenities such as a newly built large private neighborhood pool, a pavilion with two fireplaces, and scenic walking paths that weave through the charming neighborhood landscape. Don't miss this opportunity to own a meticulously designed . ..

Key facts

• Upgraded kitchen
• Granite countertops
• Garage

Tags

• PALOMINO B6 FLOOR PLAN
• UPGRADED KITCHEN
• GRANITE COUNTERTOPS
• DEDICATED LAUNDRY ROOM
• TANKLESS GAS WATER HEATER
• PRIVATE NEIGHBORHOOD POOL

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowners association membership; HOA covers common areas, grounds maintenance, pest control, pools, and street lights; Community features include common grounds, pool, trails/paths, sidewalks, and short-term rentals allowed

Exterior

• Parking: Attached garage with garage door opener; Driveway; 1 garage space
• Security: Radon mitigation system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Underground utilities
• Home design: New construction, never occupied; 2 stories
• Construction: Stone veneer and vinyl siding; Architectural shingle roof; Slab foundation; Built by Stanley Martin
• Exterior features: Sprinkler/irrigation system; Front porch; Patio; Porch; Community pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Disposal; Granite counters; Quartz counters
• Bedrooms: Upper-level primary bedroom; Upper-level bedroom (11-8 x 11); Upper-level bedroom (9 x 12-3); Upper-level bedroom (12 x 16-9)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas, natural gas) with zoning; Central electric cooling with zoning
• Interior features: Ceiling fans; Dual sinks; Granite counters; Quartz counters; Smooth ceilings; Jack and Jill bathroom; Primary bathroom; Shower only; Walk-in closets; Walk-in shower; Tilt-in vinyl windows; Low threshold shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $232k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (19.0% below list).
• Recommended offer: $188k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.9% 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: amenities F, commute F, employment 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.
• Zoned schools: Pendleton Elementary (math 32% / reading 37%, grade F, #344 of 597 statewide, top 60%, 479 students, 100% FRL); Riverside Middle (math 48% / reading 55%, grade C, #34 of 229 statewide, top 15%, 426 students, 63% FRL); Pendleton High (math 72% / reading 92%, grade A, #19 of 196 statewide, top 10%, 880 students, 59% FRL) — zoned schools average 74% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 160 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 $2k of loan paydown is wiped out by about $7k 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 36 days — a 3% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 5 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 $187,881 (19.0% 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 36 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-45,087
• Equity at exit: $34,577

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-48,852
• Equity at exit: $20,050

Cash invested: $64,932 (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: 160
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$1,216
• Tax est. 1.5%: −$290 /mo · $3,478/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-118

Break-even live

Break-even rent $2,029

Max offer price $214,775

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-38	+0% $-118	+5% $-198	+10% $-279
Rent	-10% $-267	-5% $-193	+0% $-118	+5% $-44	+10% $30
Rate	-1.0pp $-2	-0.5pp $-59	base $-118	+0.5pp $-178	+1.0pp $-240

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: $57,975
• Closing costs: $6,957
• 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	4d	1	0.33mi
804 S Mechanic St Unit 3A Pendleton, SC	3.0	2.5	1320	$1,675	$1.27	25d	1	1.47mi

Listing history 28 events

1. 2026-06-22
   days on market $231,900 Active 36 DOM
2. 2026-06-18
   days on market $231,900 Active 33 DOM
3. 2026-06-17
   days on market $231,900 Active 32 DOM
4. 2026-06-16
   days on market $231,900 Active 31 DOM
5. 2026-06-15
   days on market $231,900 Active 30 DOM
6. 2026-06-13
   days on market $231,900 Active 28 DOM
7. 2026-06-13
   days on market $231,900 Active 27 DOM
8. 2026-06-10
   days on market $231,900 Active 25 DOM
9. 2026-06-09
   days on market $231,900 Active 24 DOM
10. 2026-06-08
    days on market $231,900 Active 23 DOM
11. 2026-06-07
    days on market $231,900 Active 22 DOM
12. 2026-06-05
    days on market $231,900 Active 19 DOM
13. 2026-06-03
    days on market $231,900 Active 18 DOM
14. 2026-06-03
    days on market $231,900 Active 17 DOM
15. 2026-06-01
    days on market $231,900 Active 16 DOM
16. 2026-05-31
    days on market $231,900 Active 15 DOM
17. 2026-05-21
    status Active 1498-char remark

    Show marketing remark (1498 chars)

    Newly Improved Palomino B6 Floor Plan. Welcome to this stunning 3-bedroom, 2.5-bathroom townhouse, the epitome of modern living and energy efficiency! With over 1,500 square feet of thoughtfully designed space, this home offers an open floor plan perfect for comfortable living and entertaining. Step inside to a bright and airy living area featuring designer vinyl flooring that seamlessly flows into the dining and kitchen areas. The upgraded kitchen boasts granite countertops, a spacious island, an upgraded kitchen faucet, and comes equipped with stainless steel ENERGY STAR appliances, including an electric stove, dishwasher, and microwave. On the main level, you'll find a convenient powder room and access to your one-car garage. Upstairs, all three spacious bedrooms await, ensuring privacy and tranquility. The primary suite is a true retreat, offering a large walk-in closet, a walk-in shower, dual vanity, and contemporary fixtures. The second floor houses a dedicated laundry room adding convenience to your daily routines. Benefit from the cost-saving tankless gas water heater and the certification from HERS energy testing with a third-party rating for maximum efficiency. This townhouse is part of a vibrant community featuring incredible amenities such as a newly built large private neighborhood pool, a pavilion with two fireplaces, and scenic walking paths that weave through the charming neighborhood landscape. Don't miss this opportunity to own a meticulously designed . ..

18. 2026-05-15
    listed $231,900 Active
19. 2026-05-15
    historical
20. 2026-05-13
    listed $231,900 Active
21. 2026-05-07
    historical 1498-char remark

    Show marketing remark (1498 chars)

    Newly Improved Palomino B6 Floor Plan. Welcome to this stunning 3-bedroom, 2.5-bathroom townhouse, the epitome of modern living and energy efficiency! With over 1,500 square feet of thoughtfully designed space, this home offers an open floor plan perfect for comfortable living and entertaining. Step inside to a bright and airy living area featuring designer vinyl flooring that seamlessly flows into the dining and kitchen areas. The upgraded kitchen boasts granite countertops, a spacious island, an upgraded kitchen faucet, and comes equipped with stainless steel ENERGY STAR appliances, including an electric stove, dishwasher, and microwave. On the main level, you'll find a convenient powder room and access to your one-car garage. Upstairs, all three spacious bedrooms await, ensuring privacy and tranquility. The primary suite is a true retreat, offering a large walk-in closet, a walk-in shower, dual vanity, and contemporary fixtures. The second floor houses a dedicated laundry room adding convenience to your daily routines. Benefit from the cost-saving tankless gas water heater and the certification from HERS energy testing with a third-party rating for maximum efficiency. This townhouse is part of a vibrant community featuring incredible amenities such as a newly built large private neighborhood pool, a pavilion with two fireplaces, and scenic walking paths that weave through the charming neighborhood landscape. Don't miss this opportunity to own a meticulously designed . ..

22. 2026-05-06
    historical
23. 2026-04-29
    price $231,900 1498-char remark

    Show marketing remark (1498 chars)

    Newly Improved Palomino B6 Floor Plan. Welcome to this stunning 3-bedroom, 2.5-bathroom townhouse, the epitome of modern living and energy efficiency! With over 1,500 square feet of thoughtfully designed space, this home offers an open floor plan perfect for comfortable living and entertaining. Step inside to a bright and airy living area featuring designer vinyl flooring that seamlessly flows into the dining and kitchen areas. The upgraded kitchen boasts granite countertops, a spacious island, an upgraded kitchen faucet, and comes equipped with stainless steel ENERGY STAR appliances, including an electric stove, dishwasher, and microwave. On the main level, you'll find a convenient powder room and access to your one-car garage. Upstairs, all three spacious bedrooms await, ensuring privacy and tranquility. The primary suite is a true retreat, offering a large walk-in closet, a walk-in shower, dual vanity, and contemporary fixtures. The second floor houses a dedicated laundry room adding convenience to your daily routines. Benefit from the cost-saving tankless gas water heater and the certification from HERS energy testing with a third-party rating for maximum efficiency. This townhouse is part of a vibrant community featuring incredible amenities such as a newly built large private neighborhood pool, a pavilion with two fireplaces, and scenic walking paths that weave through the charming neighborhood landscape. Don't miss this opportunity to own a meticulously designed . ..

24. 2026-04-28
    price $231,900
25. 2026-04-24
    listed $225,900 Active 1498-char remark

    Show marketing remark (1498 chars)

    Newly Improved Palomino B6 Floor Plan. Welcome to this stunning 3-bedroom, 2.5-bathroom townhouse, the epitome of modern living and energy efficiency! With over 1,500 square feet of thoughtfully designed space, this home offers an open floor plan perfect for comfortable living and entertaining. Step inside to a bright and airy living area featuring designer vinyl flooring that seamlessly flows into the dining and kitchen areas. The upgraded kitchen boasts granite countertops, a spacious island, an upgraded kitchen faucet, and comes equipped with stainless steel ENERGY STAR appliances, including an electric stove, dishwasher, and microwave. On the main level, you'll find a convenient powder room and access to your one-car garage. Upstairs, all three spacious bedrooms await, ensuring privacy and tranquility. The primary suite is a true retreat, offering a large walk-in closet, a walk-in shower, dual vanity, and contemporary fixtures. The second floor houses a dedicated laundry room adding convenience to your daily routines. Benefit from the cost-saving tankless gas water heater and the certification from HERS energy testing with a third-party rating for maximum efficiency. This townhouse is part of a vibrant community featuring incredible amenities such as a newly built large private neighborhood pool, a pavilion with two fireplaces, and scenic walking paths that weave through the charming neighborhood landscape. Don't miss this opportunity to own a meticulously designed . ..

26. 2026-04-20
    listed $225,900 Active
27. 2026-01-09
    soldstatus $263,465
28. 2025-04-14
    soldstatus $2,178,972

ⓘ 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: −$12,990
• − Property taxes: −$3,478
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$6,746
• Taxable loss: −$5,436
• Est. tax savings @ 24.0%: +$1,305
• After-tax cash flow: $-116/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

Price history

-89.4% since first listed

12 events — show timeline

• 2026-05-21 Relisted — Zillow
• 2026-05-15 Listing Removed — WUMLS
• 2026-05-15 Listed $231,900 WUMLS
• 2026-05-13 Listed $231,900 WUMLS
• 2026-05-07 Delisted — Zillow
• 2026-05-06 Listing Removed — WUMLS
• 2026-04-29 Price Changed $231,900 Zillow
• 2026-04-28 Price Changed $231,900 WUMLS
• 2026-04-24 Listed $225,900 Zillow
• 2026-04-20 Listed $225,900 WUMLS
• 2026-01-09 Sold (Public Records) $263,465 Public Records
• 2025-04-14 Sold (Public Records) $2,178,972 Public Records