2948 Calli Crossing Dr · Graniteville, SC 29829

$285,000

5 bd · 3.0 ba · 2,428 sqft · SingleFamily public records · 38 Days on market

Built 2022 Good condition 4,356 sqft lot Est $279k · at est. $44/mo HOA · 2% of rent ↓ 2% since listing

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Why this score? — see what drove the C 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 +18.2/30.0
• Appreciation +9.2/10.0
• ARV discount +6.6/15.0
• DSCR +5.7/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to Belle Meade Homes at Sage Creek - where comfort meets convenience in this thoughtfully designed Robie Plan. This home offers an open concept layout perfect for modern living, featuring casual dining that flows effortlessly into the kitchen. Enjoy meal prep and entertaining around the stunning granite island, all while staying connected to the living room. A guest bedroom and full bath on the main level provide privacy and flexibility for visitors. Upstairs, the primary suite is a true retreat with a luxurious bath, complete with a large shower and a garden tub, perfect for unwinding at the end of the day. Plus three additional bedrooms, a full bath, and a conveniently located laundry room round out the second floor.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2022

Property features AI

Finance

• Other: Subdivision: Belle Meade at Sage Creek; Directions: From I20 take exit 11, turn left onto Bettis Academy Road, turn left into Sage Creek, turn right onto Tintern Trail, turn right onto Callie Crossing Drive; home will be on the left.
• HOA & community: Homeowners association with annual fee of $525 (about $43.75/month)

Exterior

• Parking: Attached garage (2 spaces); Driveway — paved
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Underground utilities
• Home design: Single-family residence; Two levels
• Construction: Brick and HardiPlank-style exterior; Composition roof; Slab foundation; Built above grade finished area: 2,428
• Exterior features: Patio; Fenced yard; Sprinklers in front and rear; Landscaped; Corner lot; Paved/asphalt/concrete road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Gas water heater; Tankless water heater
• Bedrooms: Total rooms: 11
• Flooring: Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Walk-in closets; Kitchen island; Pantry; Eat-in kitchen; High-speed internet; Insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $255k (10.4% below list).
• Recommended offer: $255k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.9% in Graniteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $26k 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 $80k 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 38 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Recommended offer $255,421 (10.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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: 0.90% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.87%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $279,220
• 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	0.20mi	5/3.0	2,361 (-3%)	16mo	$283,600	$120	73
2849 Calli Crossing Dr	0.18mi	5/3.0	2,361 (-3%)	18mo	$282,105	$119	72
566 Village East Cir	0.31mi	5/3.0	2,652 (+9%)	2mo	$275,000	$104	68
179 Holly Meadows Dr	0.60mi	4/2.0 (-1)	2,432 (+0%)	1mo	$220,000	$90	62
8039 Red Rock Way Way	0.38mi	4/2.5 (-1)	2,456 (+1%)	13mo	$287,000	$117	62
709 Turning Crest Ln	0.24mi	4/2.5 (-1)	2,294 (-6%)	16mo	$256,500	$112	59
4920 Coal Creek Dr	0.26mi	4/2.5 (-1)	2,724 (+12%)	2mo	$305,000	$112	58
568 Buttonwood Dr	0.50mi	4/2.5 (-1)	2,232 (-8%)	1mo	$267,000	$120	56
3032 Walking View Ct	0.63mi	4/2.5 (-1)	2,359 (-3%)	5mo	$250,000	$106	55
200 Pendulum Rdg	0.46mi	4/3.0 (-1)	2,780 (+14%)	4mo	$299,000	$108	46
2002 Winding Trail Rd	0.50mi	5/3.5	2,778 (+14%)	15mo	$320,000	$115	38
8045 Cozy Knl	0.63mi	4/2.5 (-1)	2,149 (-12%)	15mo	$274,500	$128	32

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: 23.7%
• Equity multiple: 2.76×
• Total profit: $140,667
• Equity at exit: $223,933

10-year hold

• IRR: 21.5%
• Equity multiple: 5.97×
• Total profit: $396,207
• Equity at exit: $451,765

Cash invested: $79,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,554 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$119
• HOA: −$44
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $257

Break-even live

Break-even rent $2,229

Max offer price $285,000

Occupancy floor 85%

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: $71,250
• Closing costs: $8,550
• 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	0.22mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$2,199	$1.24	14d	5	0.26mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	14d	1	0.69mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 32 events

1. 2026-06-18
   days on market $285,000 Active 38 DOM
2. 2026-06-17
   days on market $285,000 Active 37 DOM
3. 2026-06-16
   days on market $285,000 Active 36 DOM
4. 2026-06-15
   days on market $285,000 Active 35 DOM
5. 2026-06-14
   days on market $285,000 Active 33 DOM
6. 2026-06-13
   days on market $285,000 Active 32 DOM
7. 2026-06-10
   days on market $285,000 Active 30 DOM
8. 2026-06-09
   days on market $285,000 Active 29 DOM
9. 2026-06-09
   days on marketlisting id $285,000 Active 28 DOM
10. 2026-06-08
    days on market $285,000 Active 35 DOM
11. 2026-06-07
    days on market $285,000 Active 34 DOM
12. 2026-06-03
    days on market $285,000 Active 30 DOM
13. 2026-06-02
    days on market $285,000 Active 29 DOM
14. 2026-06-01
    days on market $285,000 Active 28 DOM
15. 2026-05-31
    days on market $285,000 Active 27 DOM
16. 2026-05-30
    days on market $285,000 Active 26 DOM
17. 2026-05-11
    historical
18. 2026-05-04
    listed $285,000 Active

    Show marketing remark (736 chars)

    Welcome to Belle Meade Homes at Sage Creek - where comfort meets convenience in this thoughtfully designed Robie Plan. This home offers an open concept layout perfect for modern living, featuring casual dining that flows effortlessly into the kitchen. Enjoy meal prep and entertaining around the stunning granite island, all while staying connected to the living room. A guest bedroom and full bath on the main level provide privacy and flexibility for visitors. Upstairs, the primary suite is a true retreat with a luxurious bath, complete with a large shower and a garden tub, perfect for unwinding at the end of the day. Plus three additional bedrooms, a full bath, and a conveniently located laundry room round out the second floor.

19. 2026-05-04
    listed $285,000 Active 736-char remark

    Show marketing remark (736 chars)

    Welcome to Belle Meade Homes at Sage Creek - where comfort meets convenience in this thoughtfully designed Robie Plan. This home offers an open concept layout perfect for modern living, featuring casual dining that flows effortlessly into the kitchen. Enjoy meal prep and entertaining around the stunning granite island, all while staying connected to the living room. A guest bedroom and full bath on the main level provide privacy and flexibility for visitors. Upstairs, the primary suite is a true retreat with a luxurious bath, complete with a large shower and a garden tub, perfect for unwinding at the end of the day. Plus three additional bedrooms, a full bath, and a conveniently located laundry room round out the second floor.

20. 2026-05-04
    listed $285,000 Active

    Show marketing remark (736 chars)

    Welcome to Belle Meade Homes at Sage Creek - where comfort meets convenience in this thoughtfully designed Robie Plan. This home offers an open concept layout perfect for modern living, featuring casual dining that flows effortlessly into the kitchen. Enjoy meal prep and entertaining around the stunning granite island, all while staying connected to the living room. A guest bedroom and full bath on the main level provide privacy and flexibility for visitors. Upstairs, the primary suite is a true retreat with a luxurious bath, complete with a large shower and a garden tub, perfect for unwinding at the end of the day. Plus three additional bedrooms, a full bath, and a conveniently located laundry room round out the second floor.

21. 2025-08-02
    historical
22. 2025-08-02
    historical
23. 2025-05-09
    price $299,000
24. 2025-04-17
    listed $299,000
25. 2025-04-17
    listed $299,000
26. 2023-03-10
    soldstatus $294,829
27. 2023-03-10
    soldstatus $294,829 Closed
28. 2023-03-10
    soldstatus $294,829
29. 2023-01-24
    historical
30. 2022-05-24
    listed $290,000
31. 2022-05-24
    listed $290,000
32. 2022-05-24
    listed $290,000

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $1,624 · $135/mo
• Expected delta: +$386/yr (+$32/mo · 31.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,651
• − Mortgage interest: −$15,964
• − Property taxes: −$1,239
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − HOA: −$528
• − Depreciation: −$8,291
• Taxable loss: −$1,701
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $3,496/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good curb appeal and a well-maintained interior. It has a good potential for increasing its value with some minor exterior and landscaping improvements.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value.
• Resale Clean gutters — Keeps the home looking well-maintained and can prevent water damage.
• Both Install smart home devices — Improves convenience and can increase property value for both buyers and renters.
• Both Add outdoor lighting — Enhances safety and curb appeal, attracting more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and can increase property value. ↑
• Resale Clean gutters — Keeps the home looking well-maintained and can prevent water damage. ↑
• Both Install smart home devices — Improves convenience and can increase property value for both buyers and renters. ↑
• Both Add outdoor lighting — Enhances safety and curb appeal, attracting more potential buyers and renters. ↑

ⓘ 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: 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

-1.7% since first listed

16 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-04 Listed $285,000 AMLS
• 2026-05-04 Listed $285,000 Hive MLS
• 2026-05-04 Listed $285,000 Hive MLS
• 2025-08-02 Listing Removed — Hive MLS
• 2025-08-02 Listing Removed — Hive MLS
• 2025-05-09 Price Changed $299,000 AMLS
• 2025-04-17 Listed $299,000 Hive MLS
• 2025-04-17 Listed $299,000 Hive MLS
• 2023-03-10 Sold (MLS) $294,829 Hive MLS
• 2023-03-10 Sold (MLS) $294,829 AMLS
• 2023-03-10 Sold (MLS) $294,829 Hive MLS
• 2023-01-24 Delisted — AMLS
• 2022-05-24 Listed $290,000 Hive MLS
• 2022-05-24 Listed $290,000 AMLS
• 2022-05-24 Listed $290,000 Hive MLS

Property tax history

+0.5%/yr

Latest (2025): $1,239 · +0.0% YoY. Source: county tax records.