616 Anderson Rd · Pendleton, SC 29670

$229,900

3 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 41 Days on market

Built 2009 0.57 ac lot

---

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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.9/10.0
• 1% rule +3.4/10.0
• 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

This 4-bedroom/2-full bath Double Wide Mobile Home is located in a quiet/private neighborhood and offer over a 0.50- acre lot. There is an Easement for 2nd driveway from Cherry Street. This is a great home which is meticulously maintained. Over 2200 sq. ft. of space! Master has a walk-in closet, a full bath with double sinks, a separate shower, and tub garden. The covered porch is great for entertaining, complete with television hook-up. Lots of outside space for any family to enjoy! Only minutes from Clemson. Schedule your private showing today!

Key facts

• Massive decks
• Oversized kitchen
• Big beautiful pool

Tags

• BIG BEAUTIFUL POOL
• OVERSIZED KITCHEN
• ABUNDANT CABINET SPACE
• PRIVATE TREE LINED BACKYARD
• MASSIVE DECKS
• MULTIPLE LIVING SPACES

Property features AI

Finance

• HOA & community: Short-term rentals allowed

Exterior

• Utilities: Public water; Septic tank
• Home design: Double-wide mobile home; Single-story; Built within the last 21–30 years; Crawlspace foundation
• Construction: Vinyl siding; Architectural shingle roof
• Exterior features: Front porch; Porch

Interior

• Kitchen: Convection oven; Dishwasher; Smooth cooktop; Electric water heater
• Bedrooms: 4 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Blinds and window treatments
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (15.7% below list).
• Recommended offer: $194k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 1 comparable units currently listed for rent nearby; 1,255 units permitted in Anderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 41 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $170k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,900 (15.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.84% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 9.9

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-28,721
• Equity at exit: $34,279

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-14,269
• Equity at exit: $19,878

Cash invested: $64,372 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $135

Break-even live

Break-even rent $1,768

Max offer price $229,900

Occupancy floor 88%

Sensitivity live

Price	-10% $266	-5% $200	+0% $135	+5% $70	+10% $5
Rent	-10% $-18	-5% $59	+0% $135	+5% $212	+10% $289
Rate	-1.0pp $251	-0.5pp $194	base $135	+0.5pp $76	+1.0pp $15

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Grassy Creek Way Pendleton, SC	4.0	2.5	2500	$2,195	$0.88	15d	1	1.50mi

Listing history 31 events

1. 2026-06-18
   days on market $229,900 Active 41 DOM
2. 2026-06-17
   days on market $229,900 Active 40 DOM
3. 2026-06-16
   days on market $229,900 Active 39 DOM
4. 2026-06-15
   days on market $229,900 Active 38 DOM
5. 2026-06-13
   days on market $229,900 Active 36 DOM
6. 2026-06-13
   days on market $229,900 Active 35 DOM
7. 2026-06-10
   days on market $229,900 Active 33 DOM
8. 2026-06-09
   days on market $229,900 Active 32 DOM
9. 2026-06-08
   days on market $229,900 Active 31 DOM
10. 2026-06-07
    days on market $229,900 Active 30 DOM
11. 2026-06-05
    days on market $229,900 Active 27 DOM
12. 2026-06-03
    days on market $229,900 Active 26 DOM
13. 2026-06-03
    days on market $229,900 Active 25 DOM
14. 2026-06-01
    days on market $229,900 Active 24 DOM
15. 2026-05-31
    days on market $229,900 Active 23 DOM
16. 2026-05-08
    historical
17. 2026-05-07
    listed $229,900 Active
18. 2026-03-19
    status Active
19. 2026-02-25
    historical Active Under Contract
20. 2026-01-16
    price $229,900
21. 2025-12-04
    listed $259,000 Active
22. 2023-04-21
    soldstatus $170,000 Sold 554-char remark

    Show marketing remark (554 chars)

    This 4-bedroom/2-full bath Double Wide Mobile Home is located in a quiet/private neighborhood and offer over a 0.50- acre lot. There is an Easement for 2nd driveway from Cherry Street. This is a great home which is meticulously maintained. Over 2200 sq. ft. of space! Master has a walk-in closet, a full bath with double sinks, a separate shower, and tub garden. The covered porch is great for entertaining, complete with television hook-up. Lots of outside space for any family to enjoy! Only minutes from Clemson. Schedule your private showing today!

23. 2023-04-21
    soldstatus $170,000 Sold

    Show marketing remark (554 chars)

    This 4-bedroom/2-full bath Double Wide Mobile Home is located in a quiet/private neighborhood and offer over a 0.50- acre lot. There is an Easement for 2nd driveway from Cherry Street. This is a great home which is meticulously maintained. Over 2200 sq. ft. of space! Master has a walk-in closet, a full bath with double sinks, a separate shower, and tub garden. The covered porch is great for entertaining, complete with television hook-up. Lots of outside space for any family to enjoy! Only minutes from Clemson. Schedule your private showing today!

24. 2023-04-21
    soldstatus $170,000

    Show marketing remark (554 chars)

    This 4-bedroom/2-full bath Double Wide Mobile Home is located in a quiet/private neighborhood and offer over a 0.50- acre lot. There is an Easement for 2nd driveway from Cherry Street. This is a great home which is meticulously maintained. Over 2200 sq. ft. of space! Master has a walk-in closet, a full bath with double sinks, a separate shower, and tub garden. The covered porch is great for entertaining, complete with television hook-up. Lots of outside space for any family to enjoy! Only minutes from Clemson. Schedule your private showing today!

25. 2023-04-01
    historical Contingency Contract

    Show marketing remark (554 chars)

    This 4-bedroom/2-full bath Double Wide Mobile Home is located in a quiet/private neighborhood and offer over a 0.50- acre lot. There is an Easement for 2nd driveway from Cherry Street. This is a great home which is meticulously maintained. Over 2200 sq. ft. of space! Master has a walk-in closet, a full bath with double sinks, a separate shower, and tub garden. The covered porch is great for entertaining, complete with television hook-up. Lots of outside space for any family to enjoy! Only minutes from Clemson. Schedule your private showing today!

26. 2023-04-01
    historical Contract-Take Back-Ups 554-char remark

    Show marketing remark (554 chars)

    This 4-bedroom/2-full bath Double Wide Mobile Home is located in a quiet/private neighborhood and offer over a 0.50- acre lot. There is an Easement for 2nd driveway from Cherry Street. This is a great home which is meticulously maintained. Over 2200 sq. ft. of space! Master has a walk-in closet, a full bath with double sinks, a separate shower, and tub garden. The covered porch is great for entertaining, complete with television hook-up. Lots of outside space for any family to enjoy! Only minutes from Clemson. Schedule your private showing today!

27. 2023-03-23
    listed $189,900 Active 554-char remark

    Show marketing remark (554 chars)

    This 4-bedroom/2-full bath Double Wide Mobile Home is located in a quiet/private neighborhood and offer over a 0.50- acre lot. There is an Easement for 2nd driveway from Cherry Street. This is a great home which is meticulously maintained. Over 2200 sq. ft. of space! Master has a walk-in closet, a full bath with double sinks, a separate shower, and tub garden. The covered porch is great for entertaining, complete with television hook-up. Lots of outside space for any family to enjoy! Only minutes from Clemson. Schedule your private showing today!

28. 2023-03-23
    listed $189,900 Active

    Show marketing remark (554 chars)

    This 4-bedroom/2-full bath Double Wide Mobile Home is located in a quiet/private neighborhood and offer over a 0.50- acre lot. There is an Easement for 2nd driveway from Cherry Street. This is a great home which is meticulously maintained. Over 2200 sq. ft. of space! Master has a walk-in closet, a full bath with double sinks, a separate shower, and tub garden. The covered porch is great for entertaining, complete with television hook-up. Lots of outside space for any family to enjoy! Only minutes from Clemson. Schedule your private showing today!

29. 2022-11-17
    historical
30. 2022-08-23
    price $209,500
31. 2022-05-25
    listed $219,000 Active

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$170/yr (+$14/mo · 14.9%)

ⓘ 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 · 16 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: $23,268
• − Mortgage interest: −$12,878
• − Property taxes: −$1,140
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − Depreciation: −$6,688
• Taxable loss: −$2,311
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $2,179/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

• 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

+5.0% since first listed

16 events — show timeline

• 2026-05-08 Listing Removed — WUMLS
• 2026-05-07 Listed $229,900 WUMLS
• 2026-03-19 Relisted — WUMLS
• 2026-02-25 Contingent — WUMLS
• 2026-01-16 Price Changed $229,900 WUMLS
• 2025-12-04 Listed $259,000 WUMLS
• 2023-04-21 Sold (Public Records) $170,000 Public Records
• 2023-04-21 Sold (MLS) $170,000 Greater Greenville MLS
• 2023-04-21 Sold (MLS) $170,000 WUMLS
• 2023-04-01 Contingent — Greater Greenville MLS
• 2023-04-01 Contingent — WUMLS
• 2023-03-23 Listed $189,900 Greater Greenville MLS
• 2023-03-23 Listed $189,900 WUMLS
• 2022-11-17 Listing Removed — WUMLS
• 2022-08-23 Price Changed $209,500 WUMLS
• 2022-05-25 Listed $219,000 WUMLS

Property tax history

+7.1%/yr

Latest (2025): $1,140 · +80.3% YoY. Source: county tax records.