2849 Calli Crossing Dr Unit N/A · Graniteville, SC 29829

$282,105

5 bd · 3.0 ba · 2,361 sqft · SingleFamily · 30 Days on market

Built 2024 5,662 sqft lot $41/mo HOA · 2% 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 +13.3/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.9/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move in this November, with a rate as low as 4.99%! The Robie is a home that offers it all! Fenced in yard. An open concept layout with casual dining that flows seamlessly into a spacious kitchen with a beautiful granite top island that highlights the gray cabinetry. Double-paned energy efficient windows allow natural lighting and easy upkeep in every room! Plug-n-play light switches with Deako Lighting gives you the freedom to personalize your lighting for your lifestyle. This plan also offers a guest room/home office and full bathroom on the main level. Upstairs you'll find the primary bedroom suite is a true retreat with large shower and inviting, separate garden bathtub for soaking the

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Built 2024

🏗️ New construction. The $282,105 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,959.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $-2 ($-29/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (11.1% below list).
• Recommended offer: $251k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#240 in SC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: amenities F, commute F, employment F.
• Aiken 01 (suburban): math 31% / reading 44% proficiency, ranked #36 of 80 in SC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Byrd Elementary (math 28% / reading 36%, grade F, #369 of 597 statewide, top 64%, 657 students, 37% FRL); Leavelle Mccampbell Middle (math 19% / reading 32%, grade F, #162 of 229 statewide, top 71%, 650 students, 55% FRL); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 299 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 36% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (8.4% local appreciation)).
• Aiken County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $79k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: major wind risk, 67% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,659 (11.1% 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 F-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: 0.89% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $280,959
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2841 Calli Crossing Dr	0.02mi	5/3.0	2,361 (0%)	16mo	$283,600	$120	86
2849 Calli Crossing Dr	0.00mi	5/3.0	2,361 (0%)	18mo	$282,105	$119	85
566 Village East Cir	0.25mi	5/3.0	2,652 (+12%)	2mo	$275,000	$104	66
3032 Walking View Ct	0.64mi	4/2.5 (-1)	2,359 (-0%)	5mo	$250,000	$106	59
709 Turning Crest Ln	0.41mi	4/2.5 (-1)	2,294 (-3%)	16mo	$256,500	$112	56
8039 Red Rock Way Way	0.44mi	4/2.5 (-1)	2,456 (+4%)	13mo	$287,000	$117	55
568 Buttonwood Dr	0.63mi	4/2.5 (-1)	2,232 (-6%)	1mo	$267,000	$120	54
179 Holly Meadows Dr	0.75mi	4/2.0 (-1)	2,432 (+3%)	1mo	$220,000	$90	50
8130 Red Rock Way	0.54mi	4/2.5 (-1)	2,425 (+3%)	22mo	$335,000	$138	45
3046 Kissing Creek Run	0.56mi	4/3.0 (-1)	2,483 (+5%)	22mo	$260,000	$105	42
134 Pendulum Rdg	0.46mi	4/2.5 (-1)	2,118 (-10%)	21mo	$265,000	$125	37
8045 Cozy Knl	0.69mi	4/2.5 (-1)	2,149 (-9%)	15mo	$274,500	$128	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.56×
• Total profit: $122,514
• Equity at exit: $220,758

10-year hold

• IRR: 19.1%
• Equity multiple: 5.53×
• Total profit: $356,134
• Equity at exit: $445,359

Cash invested: $78,669 (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 29829

• Home prices YoY: 3.0%
• Active inventory: 299
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,507 medium
• Mortgage (P&I): −$1,473
• Tax est. 1.5%: −$351 /mo · $4,214/yr
• Insurance: −$117
• HOA: −$41
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-2

Break-even live

Break-even rent $2,510

Max offer price $280,606

Occupancy floor 95%

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: $70,240
• Closing costs: $8,429
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	23d	1	0.12mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$2,199	$1.24	14d	5	0.46mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	14d	1	0.73mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 4 events

1. 2024-11-21
   status Pending
2. 2024-10-23
   status Active
3. 2024-10-06
   historical
4. 2024-10-05
   listed $282,105 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,079
• − Mortgage interest: −$15,738
• − Property taxes: −$4,214
• − Insurance: −$1,405
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − HOA: −$492
• − Depreciation: −$8,173
• Taxable loss: −$4,756
• Est. tax savings @ 24.0%: +$1,141
• After-tax cash flow: $1,112/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: Aiken 01
• NCES district ID: 4500720
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 44% ▼ -1.00%
• Median HH income: $45,081
• Composite: 31.91/100
• National rank: #5857
• State rank: #36 of 80 in SC

Livability — Graniteville

• Score: 59/100
• State rank: #240
• US rank: #19924

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing C+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Aiken County · 116,534 people
• City population: 12,385
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 12,385
• Household income: $84,228
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 213.0

Population outlook (Aiken County) Hauer SSP2

• Today (2025): 178,003 people
• By 2030: 182,876 · +2.7%
• By 2040: 189,970 · +6.7%
• By 2050: 193,840 · +8.9%
• By 2075: 199,453 · +12.1%
• By 2100: 192,403 · +8.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 59% Black 26% Hispanic / Latino 12% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Italian 2% Swedish 2% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Aiken

• 2024 margin: Strong R (+25.9) · D 36.4% · R 62.2% · Other 1.4%
• 2008→2024 swing: -1.9pp toward R · 2008: -24.0pp · 2024: -25.9pp
• All cycles: 2024: R+25.9 2020: R+22.7 2016: R+27.5 2012: R+26.0 2008: R+24.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.38%
• Current HPI: 286.4155
• Rent YoY: —
• Metro: Augusta-Richmond County, GA-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

4 events — show timeline

• 2024-11-21 Pending — AMLS
• 2024-10-23 Relisted — AMLS
• 2024-10-06 Delisted — AMLS
• 2024-10-05 Listed $282,105 AMLS