308 Buchanan Cir · Pendleton, SC 29670

$219,000

3 bd · 1.0 ba · 1,024 sqft · Other public records · 17 Days on market

0.37 ac lot

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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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This attractive traditional brick ranch embodies the charm of Pendleton offering 3 bedrooms and 1 bathroom. Located on a quiet street the wooded, fenced in lot offers outdoor opportunities for entertaining, playing, gardening or simply relaxing. With recent updates including granite counter tops, new HVAC 2025, new lighting fixtures, and refinished hardwood floors the home still boost many timeless features and decor. The eat-in kitchen and living room offer easy flow for living. The ideal location to Pendleton Square to enjoy, dining, shopping, community fairs and seasonal events. 24 advance notice is needed for showings.

Key facts

• New hvac
• Wooded fenced in lot
• Granite counter tops

Tags

• TRADITIONAL BRICK RANCH
• WOODED FENCED IN LOT
• GRANITE COUNTER TOPS
• NEW HVAC
• NEW LIGHTING FIXTURES
• REFINISHED HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached carport; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story brick home; Over 50 years old; Crawlspace foundation
• Construction: Brick construction
• Exterior features: City lot with trees; Level lot; Not in a subdivision

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Built-in bookcases; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $219k.

Deal economics

• At list price, monthly cash flow is $-61 ($-734/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (22.0% below list).
• Recommended offer: $171k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 17 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $135k; list at $219k implies a 62% gain — meaningful room to come down on a strong offer.

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 $170,926 (22.0% 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. 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: 0.78% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 10.7

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-39,422
• Equity at exit: $32,654

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-39,497
• Equity at exit: $18,935

Cash invested: $61,320 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-61

Break-even live

Break-even rent $1,787

Max offer price $208,189

Occupancy floor 99%

Sensitivity live

Price	-10% $63	-5% $1	+0% $-61	+5% $-123	+10% $-185
Rent	-10% $-196	-5% $-129	+0% $-61	+5% $6	+10% $74
Rate	-1.0pp $49	-0.5pp $-6	base $-61	+0.5pp $-118	+1.0pp $-176

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	4d	20	0.45mi
804 S Mechanic St Unit 3A Pendleton, SC	3.0	2.5	1320	$1,675	$1.27	25d	1	0.66mi
319 Noble Ln Unit 319 Pendleton, SC	3.0	2.5	1234	$1,600	$1.30	25d	1	1.12mi
435 W Queen St Pendleton, SC	2.0	1.0	1100	$1,200	$1.09	25d	1	1.12mi
104 Cedar Ln Pendleton, SC	2.0	1.0	770	$950	$1.23	4d	1	1.32mi

Listing history 10 events

1. 2026-05-15
   status Pending
2. 2026-04-27
   listed $219,000 Active
3. 2025-10-05
   historical $1,400
4. 2025-09-03
   listed $1,400
5. 2025-08-03
   historical
6. 2025-06-25
   price $249,000
7. 2025-02-03
   listed $259,000 Active
8. 2017-02-21
   soldstatus $135,000
9. 1993-06-11
   soldstatus $41,000
10. 1980-08-27
    soldstatus $31,000

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,062 · $172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $20,511
• − Mortgage interest: −$12,267
• − Property taxes: −$2,062
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$6,371
• Taxable loss: −$4,566
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $361/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

+606.5% since first listed

10 events — show timeline

• 2026-05-15 Pending — WUMLS
• 2026-04-27 Listed $219,000 WUMLS
• 2025-10-05 Rental Removed $1,400 APPFOLIO
• 2025-09-03 Listed for Rent $1,400 APPFOLIO
• 2025-08-03 Listing Removed — WUMLS
• 2025-06-25 Price Changed $249,000 WUMLS
• 2025-02-03 Listed $259,000 WUMLS
• 2017-02-21 Sold (Public Records) $135,000 Public Records
• 1993-06-11 Sold (Public Records) $41,000 Public Records
• 1980-08-27 Sold (Public Records) $31,000 Public Records

Property tax history

+2.6%/yr

Latest (2022): $2,062 · +5.4% YoY. Source: county tax records.