125 Adger Rd · Pendleton, SC 29670

$209,900

3 bd · 3.0 ba · 1,264 sqft · Other public records · 25 Days on market

Built 2023 Good condition $124/mo HOA · 7% of rent

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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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 125 Adger Road in the heart of Pendleton, SC! This spacious 3-bedroom, 3 full-bathroom townhome offers the perfect blend of convenience, comfort, and opportunity. Ideally located just minutes from Clemson University, approximately 20 minutes from Anderson University, and a short drive to Tri-County Technical College, this property is a prime option for student housing, rental investment, or a primary residence. Inside, you’ll find a functional layout with three generously sized bedrooms, each paired with access to a full bathroom, ideal for roommates or growing households. The open living space provides flexibility for entertaining or relaxing, while the low-maintenance townhome lifestyle makes everyday living easy. Located in a rapidly growing area, this home puts you close to shopping, dining, and all the excitement of game day weekends. Whether you’re looking to expand your investment portfolio or settle into a convenient and connected community, 125 Adger Road checks all the boxes.

Key facts

• Open living space
• Close to dining
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• OPEN LIVING SPACE
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• HOA & community: Homeowners association present; HOA includes pool and street lights; Community pool

Exterior

• Parking: Driveway parking; Paved concrete driveway
• Utilities: Public water; Public sewer; Gas tankless water heater; Public garbage pickup
• Home design: Two-story residential home; Approximate age: 1–5 years; Slab foundation; Level lot with sidewalk; Lot size: 1/2 acre or less
• Construction: Stone and vinyl siding construction; Architectural roof; Built within last 1–5 years; Slab foundation
• Exterior features: Tilt-out windows; Other exterior features (see remarks); Stone and vinyl siding exterior; Architectural roof

Interior

• Kitchen: Cooktop (smooth); Built-in microwave; Dishwasher; Disposal
• Bedrooms: Primary bedroom with double sinks, full bath and walk-in closet; Main level bedroom: 1; Primary bedroom approx. 11 x 12; Second bedroom approx. 11 x 12; Third bedroom approx. 13 x 11
• Flooring: Carpet; Luxury vinyl tile/plank
• Bathrooms: Three full bathrooms; One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central forced cooling
• Interior features: Ceiling insulation (blown); Smoke detectors; Walk-in closet; No fireplace
• Laundry & utility: Laundry located on the 2nd floor; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-21 ($-254/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (10.5% below list).
• Recommended offer: $188k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 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 25 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,881 (10.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.90% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 9.3

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-35,298
• Equity at exit: $31,297

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-32,221
• Equity at exit: $18,148

Cash invested: $58,772 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$193 /mo · $2,319/yr
• Insurance: −$87
• HOA: −$124
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-21

Break-even live

Break-even rent $1,906

Max offer price $206,162

Occupancy floor 96%

Sensitivity live

Price	-10% $98	-5% $38	+0% $-21	+5% $-81	+10% $-140
Rent	-10% $-170	-5% $-95	+0% $-21	+5% $53	+10% $127
Rate	-1.0pp $85	-0.5pp $32	base $-21	+0.5pp $-76	+1.0pp $-131

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: $52,475
• Closing costs: $6,297
• 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	0.04mi
804 S Mechanic St Unit 3A Pendleton, SC	3.0	2.5	1320	$1,675	$1.27	25d	1	1.13mi

HOA detail

• Monthly dues: $124 · $1,488/yr

Listing history 8 events

1. 2026-05-15
   status Pending 1023-char remark

   Show marketing remark (1023 chars)

   Welcome to 125 Adger Road in the heart of Pendleton, SC! This spacious 3-bedroom, 3 full-bathroom townhome offers the perfect blend of convenience, comfort, and opportunity. Ideally located just minutes from Clemson University, approximately 20 minutes from Anderson University, and a short drive to Tri-County Technical College, this property is a prime option for student housing, rental investment, or a primary residence. Inside, you’ll find a functional layout with three generously sized bedrooms, each paired with access to a full bathroom, ideal for roommates or growing households. The open living space provides flexibility for entertaining or relaxing, while the low-maintenance townhome lifestyle makes everyday living easy. Located in a rapidly growing area, this home puts you close to shopping, dining, and all the excitement of game day weekends. Whether you’re looking to expand your investment portfolio or settle into a convenient and connected community, 125 Adger Road checks all the boxes.

2. 2026-05-15
   status Pending

   Show marketing remark (1023 chars)

   Welcome to 125 Adger Road in the heart of Pendleton, SC! This spacious 3-bedroom, 3 full-bathroom townhome offers the perfect blend of convenience, comfort, and opportunity. Ideally located just minutes from Clemson University, approximately 20 minutes from Anderson University, and a short drive to Tri-County Technical College, this property is a prime option for student housing, rental investment, or a primary residence. Inside, you’ll find a functional layout with three generously sized bedrooms, each paired with access to a full bathroom, ideal for roommates or growing households. The open living space provides flexibility for entertaining or relaxing, while the low-maintenance townhome lifestyle makes everyday living easy. Located in a rapidly growing area, this home puts you close to shopping, dining, and all the excitement of game day weekends. Whether you’re looking to expand your investment portfolio or settle into a convenient and connected community, 125 Adger Road checks all the boxes.

3. 2026-04-20
   listed $209,900 Active 1023-char remark

   Show marketing remark (1023 chars)

   Welcome to 125 Adger Road in the heart of Pendleton, SC! This spacious 3-bedroom, 3 full-bathroom townhome offers the perfect blend of convenience, comfort, and opportunity. Ideally located just minutes from Clemson University, approximately 20 minutes from Anderson University, and a short drive to Tri-County Technical College, this property is a prime option for student housing, rental investment, or a primary residence. Inside, you’ll find a functional layout with three generously sized bedrooms, each paired with access to a full bathroom, ideal for roommates or growing households. The open living space provides flexibility for entertaining or relaxing, while the low-maintenance townhome lifestyle makes everyday living easy. Located in a rapidly growing area, this home puts you close to shopping, dining, and all the excitement of game day weekends. Whether you’re looking to expand your investment portfolio or settle into a convenient and connected community, 125 Adger Road checks all the boxes.

4. 2026-04-17
   listed $209,900 Active
5. 2023-05-08
   soldstatus $201,490 Sold 784-char remark

   Show marketing remark (784 chars)

   MOVE IN READY!!!! 30 - 45 DAY CLOSING!!! Abbott A6 Floor Plan! New open concept floor plan offering first floor bedroom with full bath, large eat in kitchen with raised bar top peninsula, oversized pantry, dining area and spacious living room. Second floor offers 2 additional bedrooms complete with private baths. This home has BLINDS!! -Please note these pictures are of the same exact floor plan, but different lot. Colors/Upgrades may vary. - * * CURRENT PROMOS: Rates as low as 3.75% or $10,000 in closing costs for qualified buyers while promotion lasts with Homeowners Mortgage. (On select inventory only). Great Southern Homes is now offering 3% + 1% (up to $2,500) in Buyers Agent Commission on all new contracts. * * * * PRICES SUBJECT TO CHANGE WITHOUT NOTICE *

6. 2023-04-26
   status Pending 784-char remark

   Show marketing remark (784 chars)

   MOVE IN READY!!!! 30 - 45 DAY CLOSING!!! Abbott A6 Floor Plan! New open concept floor plan offering first floor bedroom with full bath, large eat in kitchen with raised bar top peninsula, oversized pantry, dining area and spacious living room. Second floor offers 2 additional bedrooms complete with private baths. This home has BLINDS!! -Please note these pictures are of the same exact floor plan, but different lot. Colors/Upgrades may vary. - * * CURRENT PROMOS: Rates as low as 3.75% or $10,000 in closing costs for qualified buyers while promotion lasts with Homeowners Mortgage. (On select inventory only). Great Southern Homes is now offering 3% + 1% (up to $2,500) in Buyers Agent Commission on all new contracts. * * * * PRICES SUBJECT TO CHANGE WITHOUT NOTICE *

7. 2023-03-21
   price $221,790 784-char remark

   Show marketing remark (784 chars)

   MOVE IN READY!!!! 30 - 45 DAY CLOSING!!! Abbott A6 Floor Plan! New open concept floor plan offering first floor bedroom with full bath, large eat in kitchen with raised bar top peninsula, oversized pantry, dining area and spacious living room. Second floor offers 2 additional bedrooms complete with private baths. This home has BLINDS!! -Please note these pictures are of the same exact floor plan, but different lot. Colors/Upgrades may vary. - * * CURRENT PROMOS: Rates as low as 3.75% or $10,000 in closing costs for qualified buyers while promotion lasts with Homeowners Mortgage. (On select inventory only). Great Southern Homes is now offering 3% + 1% (up to $2,500) in Buyers Agent Commission on all new contracts. * * * * PRICES SUBJECT TO CHANGE WITHOUT NOTICE *

8. 2023-03-17
   listed $207,790 Active 784-char remark

   Show marketing remark (784 chars)

   MOVE IN READY!!!! 30 - 45 DAY CLOSING!!! Abbott A6 Floor Plan! New open concept floor plan offering first floor bedroom with full bath, large eat in kitchen with raised bar top peninsula, oversized pantry, dining area and spacious living room. Second floor offers 2 additional bedrooms complete with private baths. This home has BLINDS!! -Please note these pictures are of the same exact floor plan, but different lot. Colors/Upgrades may vary. - * * CURRENT PROMOS: Rates as low as 3.75% or $10,000 in closing costs for qualified buyers while promotion lasts with Homeowners Mortgage. (On select inventory only). Great Southern Homes is now offering 3% + 1% (up to $2,500) in Buyers Agent Commission on all new contracts. * * * * PRICES SUBJECT TO CHANGE WITHOUT NOTICE *

ⓘ 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: $2,319 · $193/mo
• Projected year-2 tax: $2,319 · $193/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 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: $22,546
• − Mortgage interest: −$11,758
• − Property taxes: −$2,319
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − HOA: −$1,488
• − Depreciation: −$6,106
• Taxable loss: −$3,782
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $654/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready townhome offers a good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The home is in need of some minor maintenance, such as painting the exterior siding and replacing the blinds with energy-efficient windows. The highest-ROI updates that would raise its resale or rental value are painting the exterior siding and installing smart home devices.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1.0% since first listed

8 events — show timeline

• 2026-05-15 Pending — WUMLS
• 2026-05-15 Pending — Greater Greenville MLS
• 2026-04-20 Listed $209,900 WUMLS
• 2026-04-17 Listed $209,900 Greater Greenville MLS
• 2023-05-08 Sold (MLS) $201,490 WUMLS
• 2023-04-26 Pending — WUMLS
• 2023-03-21 Price Changed $221,790 WUMLS
• 2023-03-17 Listed $207,790 WUMLS

Property tax history

+108.8%/yr

Latest (2025): $2,319 · +1853.9% YoY. Source: county tax records.