204 Sarrar St · Pendleton, SC 29670

$170,000

4 bd · 2.0 ba · 1,440 sqft · Manufactured public records · 81 Days on market

Built 1992 0.40 ac lot

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Why this score? — see what drove the B- 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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4-bedroom, 2-bathroom home in Pendleton with nearly half an acre and no HOA! Welcome to 204 Sarrar Street, conveniently locatedjust minutes from downtown Pendleton, dining, and shopping. This home features an open floor plan with LVP flooring in the main living areas, fresh interior paint, and new carpet in all bedrooms. The spacious primary suite includes a full ensuite bath and walk-in closet. The well-appointed kitchen offers ample cabinetry and a combined laundry/pantry for added convenience. The secondary bedrooms are thoughtfullypositioned with easy access to a full hall bath. Enjoy outdoor living with a covered back deck, side entry deck, front porch, and a detached shedfor extra storage. Situated on a spacious lot with no HOA, this home is a true gem!

Key facts

• Open floor plan
• New carpet
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• LVP FLOORING
• FRESH INTERIOR PAINT
• NEW CARPET
• ENSUITE BATH
• WALK-IN CLOSET

Property features AI

Finance

• Other: Approximate lot dimensions: 90 x 180 x 70 x 37 x 181; Lot size: 1/2 acre or less; Approx. finished/heated area: 1,340
• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Gravel driveway; No garage
• Utilities: Public water; Public sewer; Public garbage pickup; Electric power
• Home design: Single-story residence; Built in 1992; Crawl space foundation; Exterior finish: other (see remarks)
• Construction: Composition shingle roof
• Exterior features: Covered back porch; Deck; Some storm doors; Outbuilding for storage; Lot is level to gently sloped

Interior

• Kitchen: 12 x 12 kitchen; Built-in microwave; Stand-alone electric range; Pantry closet
• Bedrooms: 4 bedrooms on the main level; Primary bedroom with double sinks, full bath with tub/shower, and walk-in closet; Primary bedroom approx. 13 x 11; Second bedroom approx. 11 x 11; Third bedroom approx. 9 x 11; Fourth bedroom approx. 9 x 9
• Flooring: Carpet; Laminate flooring; Luxury vinyl tile/plank
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Electric cooling; Electric water heater
• Interior features: Ceiling fans; Smooth ceilings; Open floor plan; Split floor plan; Laminate countertops and other countertop materials; Pantry closet; No fireplace
• Laundry & utility: First-floor laundry with walk-in space

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 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) — zoned schools average 100% FRL vs 46% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 58% district-wide (-24 pts) — the specific schools serving this property underperform the Anderson 04 average; the district grade overstates school quality for this exact location.
• Market conditions: 161 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $170k implies a 608% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.71%
• DSCR: 1.61
• GRM: 7.3

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $7,000
• Equity at exit: $25,348

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $50,355
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $544

Break-even live

Break-even rent $1,260

Max offer price $170,000

Occupancy floor 67%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Mountain Mint LN Pendleton, SC	1.0–3.0	1.0–2.0	954	$1,765	$1.85	2d	20	0.82mi
804 S Mechanic St Unit 3A Pendleton, SC	3.0	2.5	1320	$1,675	$1.27	23d	1	1.05mi
418 Bishop Branch Rd Pendleton, SC	3.0	2.0	1250	$1,850	$1.48	2d	1	1.42mi
319 Noble Ln Unit 319 Pendleton, SC	3.0	2.5	1234	$1,600	$1.30	23d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $170,000 Active 81 DOM
2. 2026-06-17
   days on market $170,000 Active 80 DOM
3. 2026-06-16
   days on market $170,000 Active 79 DOM
4. 2026-06-15
   days on market $170,000 Active 78 DOM
5. 2026-06-13
   days on market $170,000 Active 76 DOM
6. 2026-06-13
   days on market $170,000 Active 75 DOM
7. 2026-06-10
   days on market $170,000 Active 73 DOM
8. 2026-06-09
   days on market $170,000 Active 72 DOM
9. 2026-06-08
   statusdays on market $170,000 Active 71 DOM
10. 2026-06-07
    days on market $170,000 Contingency Contract 70 DOM
11. 2026-06-05
    days on market $170,000 Contingency Contract 67 DOM
12. 2026-06-03
    days on market $170,000 Contingency Contract 66 DOM
13. 2026-06-03
    days on market $170,000 Contingency Contract 65 DOM
14. 2026-06-01
    days on market $170,000 Contingency Contract 64 DOM
15. 2026-05-31
    days on market $170,000 Contingency Contract 63 DOM
16. 2026-05-13
    status Active 779-char remark

    Show marketing remark (779 chars)

    Beautiful 4-bedroom, 2-bathroom home in Pendleton with nearly half an acre and no HOA! Welcome to 204 Sarrar Street, conveniently locatedjust minutes from downtown Pendleton, dining, and shopping. This home features an open floor plan with LVP flooring in the main living areas, fresh interior paint, and new carpet in all bedrooms. The spacious primary suite includes a full ensuite bath and walk-in closet. The well-appointed kitchen offers ample cabinetry and a combined laundry/pantry for added convenience. The secondary bedrooms are thoughtfullypositioned with easy access to a full hall bath. Enjoy outdoor living with a covered back deck, side entry deck, front porch, and a detached shedfor extra storage. Situated on a spacious lot with no HOA, this home is a true gem!

17. 2026-05-13
    status Active

    Show marketing remark (779 chars)

    Beautiful 4-bedroom, 2-bathroom home in Pendleton with nearly half an acre and no HOA! Welcome to 204 Sarrar Street, conveniently locatedjust minutes from downtown Pendleton, dining, and shopping. This home features an open floor plan with LVP flooring in the main living areas, fresh interior paint, and new carpet in all bedrooms. The spacious primary suite includes a full ensuite bath and walk-in closet. The well-appointed kitchen offers ample cabinetry and a combined laundry/pantry for added convenience. The secondary bedrooms are thoughtfullypositioned with easy access to a full hall bath. Enjoy outdoor living with a covered back deck, side entry deck, front porch, and a detached shedfor extra storage. Situated on a spacious lot with no HOA, this home is a true gem!

18. 2026-05-07
    historical Active Under Contract 779-char remark

    Show marketing remark (779 chars)

    Beautiful 4-bedroom, 2-bathroom home in Pendleton with nearly half an acre and no HOA! Welcome to 204 Sarrar Street, conveniently locatedjust minutes from downtown Pendleton, dining, and shopping. This home features an open floor plan with LVP flooring in the main living areas, fresh interior paint, and new carpet in all bedrooms. The spacious primary suite includes a full ensuite bath and walk-in closet. The well-appointed kitchen offers ample cabinetry and a combined laundry/pantry for added convenience. The secondary bedrooms are thoughtfullypositioned with easy access to a full hall bath. Enjoy outdoor living with a covered back deck, side entry deck, front porch, and a detached shedfor extra storage. Situated on a spacious lot with no HOA, this home is a true gem!

19. 2026-05-06
    status Pending 779-char remark

    Show marketing remark (779 chars)

    Beautiful 4-bedroom, 2-bathroom home in Pendleton with nearly half an acre and no HOA! Welcome to 204 Sarrar Street, conveniently locatedjust minutes from downtown Pendleton, dining, and shopping. This home features an open floor plan with LVP flooring in the main living areas, fresh interior paint, and new carpet in all bedrooms. The spacious primary suite includes a full ensuite bath and walk-in closet. The well-appointed kitchen offers ample cabinetry and a combined laundry/pantry for added convenience. The secondary bedrooms are thoughtfullypositioned with easy access to a full hall bath. Enjoy outdoor living with a covered back deck, side entry deck, front porch, and a detached shedfor extra storage. Situated on a spacious lot with no HOA, this home is a true gem!

20. 2026-05-06
    historical Contingency Contract

    Show marketing remark (779 chars)

    Beautiful 4-bedroom, 2-bathroom home in Pendleton with nearly half an acre and no HOA! Welcome to 204 Sarrar Street, conveniently locatedjust minutes from downtown Pendleton, dining, and shopping. This home features an open floor plan with LVP flooring in the main living areas, fresh interior paint, and new carpet in all bedrooms. The spacious primary suite includes a full ensuite bath and walk-in closet. The well-appointed kitchen offers ample cabinetry and a combined laundry/pantry for added convenience. The secondary bedrooms are thoughtfullypositioned with easy access to a full hall bath. Enjoy outdoor living with a covered back deck, side entry deck, front porch, and a detached shedfor extra storage. Situated on a spacious lot with no HOA, this home is a true gem!

21. 2026-04-30
    price $170,000

    Show marketing remark (779 chars)

    Beautiful 4-bedroom, 2-bathroom home in Pendleton with nearly half an acre and no HOA! Welcome to 204 Sarrar Street, conveniently locatedjust minutes from downtown Pendleton, dining, and shopping. This home features an open floor plan with LVP flooring in the main living areas, fresh interior paint, and new carpet in all bedrooms. The spacious primary suite includes a full ensuite bath and walk-in closet. The well-appointed kitchen offers ample cabinetry and a combined laundry/pantry for added convenience. The secondary bedrooms are thoughtfullypositioned with easy access to a full hall bath. Enjoy outdoor living with a covered back deck, side entry deck, front porch, and a detached shedfor extra storage. Situated on a spacious lot with no HOA, this home is a true gem!

22. 2026-04-30
    price $170,000 779-char remark

    Show marketing remark (779 chars)

    Beautiful 4-bedroom, 2-bathroom home in Pendleton with nearly half an acre and no HOA! Welcome to 204 Sarrar Street, conveniently locatedjust minutes from downtown Pendleton, dining, and shopping. This home features an open floor plan with LVP flooring in the main living areas, fresh interior paint, and new carpet in all bedrooms. The spacious primary suite includes a full ensuite bath and walk-in closet. The well-appointed kitchen offers ample cabinetry and a combined laundry/pantry for added convenience. The secondary bedrooms are thoughtfullypositioned with easy access to a full hall bath. Enjoy outdoor living with a covered back deck, side entry deck, front porch, and a detached shedfor extra storage. Situated on a spacious lot with no HOA, this home is a true gem!

23. 2026-03-29
    listed $180,000 Active 779-char remark

    Show marketing remark (779 chars)

    Beautiful 4-bedroom, 2-bathroom home in Pendleton with nearly half an acre and no HOA! Welcome to 204 Sarrar Street, conveniently locatedjust minutes from downtown Pendleton, dining, and shopping. This home features an open floor plan with LVP flooring in the main living areas, fresh interior paint, and new carpet in all bedrooms. The spacious primary suite includes a full ensuite bath and walk-in closet. The well-appointed kitchen offers ample cabinetry and a combined laundry/pantry for added convenience. The secondary bedrooms are thoughtfullypositioned with easy access to a full hall bath. Enjoy outdoor living with a covered back deck, side entry deck, front porch, and a detached shedfor extra storage. Situated on a spacious lot with no HOA, this home is a true gem!

24. 2026-03-29
    listed $180,000 Active

    Show marketing remark (779 chars)

    Beautiful 4-bedroom, 2-bathroom home in Pendleton with nearly half an acre and no HOA! Welcome to 204 Sarrar Street, conveniently locatedjust minutes from downtown Pendleton, dining, and shopping. This home features an open floor plan with LVP flooring in the main living areas, fresh interior paint, and new carpet in all bedrooms. The spacious primary suite includes a full ensuite bath and walk-in closet. The well-appointed kitchen offers ample cabinetry and a combined laundry/pantry for added convenience. The secondary bedrooms are thoughtfullypositioned with easy access to a full hall bath. Enjoy outdoor living with a covered back deck, side entry deck, front porch, and a detached shedfor extra storage. Situated on a spacious lot with no HOA, this home is a true gem!

25. 2019-05-15
    soldstatus $24,000 Sold 117-char remark

    Show marketing remark (117 chars)

    THIS PROPERTY JUST NEEDS THE FINISHING TOUCHES. COME AND VIEW THIS AWESOME OPPORTUNITY. PROPERTY IS BEING SOLD AS IS.

26. 2019-05-06
    status Pending 117-char remark

    Show marketing remark (117 chars)

    THIS PROPERTY JUST NEEDS THE FINISHING TOUCHES. COME AND VIEW THIS AWESOME OPPORTUNITY. PROPERTY IS BEING SOLD AS IS.

27. 2019-04-27
    listed $24,900 Active 117-char remark

    Show marketing remark (117 chars)

    THIS PROPERTY JUST NEEDS THE FINISHING TOUCHES. COME AND VIEW THIS AWESOME OPPORTUNITY. PROPERTY IS BEING SOLD AS IS.

28. 1991-10-22
    soldstatus $16,086

ⓘ 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: $393 · $33/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$576/yr (+$48/mo · 146.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,374
• − Mortgage interest: −$9,523
• − Property taxes: −$393
• − Insurance: −$850
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$4,945
• Taxable income: $3,923
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $5,583/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

+956.8% since first listed

13 events — show timeline

• 2026-05-13 Relisted — WUMLS
• 2026-05-13 Relisted — Greater Greenville MLS
• 2026-05-07 Contingent — WUMLS
• 2026-05-06 Pending — WUMLS
• 2026-05-06 Contingent — Greater Greenville MLS
• 2026-04-30 Price Changed $170,000 Greater Greenville MLS
• 2026-04-30 Price Changed $170,000 WUMLS
• 2026-03-29 Listed $180,000 Greater Greenville MLS
• 2026-03-29 Listed $180,000 WUMLS
• 2019-05-15 Sold (MLS) $24,000 Greater Greenville MLS
• 2019-05-06 Pending — Greater Greenville MLS
• 2019-04-27 Listed $24,900 Greater Greenville MLS
• 1991-10-22 Sold (Public Records) $16,086 Public Records

Property tax history

+15.4%/yr

Latest (2025): $393 · +13.1% YoY. Source: county tax records.