2007 Fern Crest Ln · Graniteville, SC 29829

$247,100

3 bd · 2.0 ba · 1,665 sqft · SingleFamily public records · 15 Days on market

Built 2015 9,148 sqft lot Est $263k · 6% under $46/mo HOA · 2% of rent

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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 +14.6/30.0
• ARV discount +10.2/15.0
• Appreciation +9.2/10.0
• DSCR +4.5/10.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Situated on a desirable corner lot just minutes from I-20, this beautifully maintained home offers the perfect combination of comfort, flexibility, and convenience. Inside, you'll find a split bedroom floor plan featuring a spacious owner's suite with a walk-in closet and a private bath complete with dual vanities, a soaking tub, and a separate shower. Two generously sized secondary bedrooms are thoughtfully positioned on the opposite side of the home, providing privacy for family members or guests. The open concept living area flows seamlessly into the kitchen, which features granite countertops, stainless steel appliances, and abundant cabinet space. Just off the living room, french doors lead to a versatile flex room that can easily serve as a home office, playroom, or formal dining room. Step outside to enjoy the covered rear patio and backyard, ideal for entertaining, relaxing, or enjoying South Carolina's beautiful weather. Move-in ready and thoughtfully designed, this home offers space and functionality.

Key facts

• Dual vanities
• Walk-in closet
• Private bath

Tags

• CORNER LOT
• SPLIT BEDROOM FLOOR PLAN
• OWNER'S SUITE
• WALK-IN CLOSET
• PRIVATE BATH
• DUAL VANITIES

Property features AI

Finance

• Other: Zoned residential
• HOA & community: Homeowners association with annual fee of $550 (about $45.83/month); Street lights in the community; Subdivision: Sage Creek - The Crest

Exterior

• Parking: Attached garage; 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Single-family residence; One-story; Entry level: 1
• Construction: Vinyl siding and frame construction; Composition roof; Slab foundation; Built as residential single family
• Exterior features: Patio; Porch; Corner lot; Landscaped yard; Front sprinklers; Has a view

Interior

• Kitchen: Disposal; Dishwasher; Electric range; Microwave
• Bedrooms: Master downstairs
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air; Ceiling fan(s)
• Interior features: Master bedroom on main level; Walk-in closet(s); Ceiling fan(s); Pantry; Eat-in kitchen; Accessible full bathroom
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $59 ($702/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 $218k (11.9% below list).
• Recommended offer: $218k (11.9% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% 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 $22k of equity ($2k loan paydown + $21k 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,696 (11.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $263,070
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
727 Turning Crest Ln	0.08mi	3/2.0	1,665 (0%)	3mo	$250,000	$150	94
207 Almond Dr	0.43mi	3/2.0	1,662 (-0%)	4mo	$250,000	$150	77
150 Almond Dr	0.48mi	3/2.0	1,656 (-0%)	1mo	$257,000	$155	76
4114 Stone Pass Dr	0.42mi	3/2.0	1,561 (-6%)	6mo	$245,999	$158	65
4091 Stone Pass Dr	0.46mi	3/2.0	1,550 (-7%)	4mo	$249,900	$161	64
4104 Stone Pass Dr	0.44mi	3/2.0	1,495 (-10%)	3mo	$238,900	$160	60
8096 Cozy Knl	0.55mi	3/2.0	1,532 (-8%)	4mo	$251,500	$164	58
2018 Winding Trail Rd	0.56mi	3/2.0	1,506 (-10%)	2mo	$250,000	$166	57
4046 Stone Pass Dr	0.51mi	3/2.0	1,536 (-8%)	10mo	$244,900	$159	55
6201 Vermilion Loop Rd	0.62mi	4/2.0 (+1)	1,768 (+6%)	6mo	$270,000	$153	50
159 Almond Dr	0.45mi	4/2.0 (+1)	1,872 (+12%)	4mo	$270,000	$144	50
3158 Carmine Ave	0.67mi	4/2.0 (+1)	1,768 (+6%)	7mo	$265,000	$150	48

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: 21.6%
• Equity multiple: 2.61×
• Total profit: $111,563
• Equity at exit: $194,154

10-year hold

• IRR: 19.8%
• Equity multiple: 5.64×
• Total profit: $321,304
• Equity at exit: $391,688

Cash invested: $69,188 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,296
• Tax from tax record: −$216 /mo · $2,598/yr
• Insurance: −$103
• HOA: −$46
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $59

Break-even live

Break-even rent $2,103

Max offer price $247,100

Occupancy floor 92%

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: $61,775
• Closing costs: $7,413
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$1,989	$1.12	13d	5	0.11mi
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	23d	1	0.15mi
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	23d	1	0.53mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	21d	1	0.66mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	13d	1	0.66mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	21d	1	0.69mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 12 events

1. 2026-06-13
   statusdays on market $247,100 Pending 15 DOM
2. 2026-06-10
   days on market $247,100 Active 14 DOM
3. 2026-06-09
   days on market $247,100 Active 13 DOM
4. 2026-06-08
   days on market $247,100 Active 12 DOM
5. 2026-06-07
   days on market $247,100 Active 11 DOM
6. 2026-06-03
   days on market $247,100 Active 7 DOM
7. 2026-06-02
   days on market $247,100 Active 6 DOM
8. 2026-06-01
   days on market $247,100 Active 5 DOM
9. 2026-05-31
   days on market $247,100 Active 4 DOM
10. 2026-05-30
    days on market $247,100 Active 3 DOM
11. 2026-05-27
    listed $247,100 Active

    Show marketing remark (1026 chars)

    Situated on a desirable corner lot just minutes from I-20, this beautifully maintained home offers the perfect combination of comfort, flexibility, and convenience. Inside, you'll find a split bedroom floor plan featuring a spacious owner's suite with a walk-in closet and a private bath complete with dual vanities, a soaking tub, and a separate shower. Two generously sized secondary bedrooms are thoughtfully positioned on the opposite side of the home, providing privacy for family members or guests. The open concept living area flows seamlessly into the kitchen, which features granite countertops, stainless steel appliances, and abundant cabinet space. Just off the living room, french doors lead to a versatile flex room that can easily serve as a home office, playroom, or formal dining room. Step outside to enjoy the covered rear patio and backyard, ideal for entertaining, relaxing, or enjoying South Carolina's beautiful weather. Move-in ready and thoughtfully designed, this home offers space and functionality.

12. 2026-05-27
    listed $247,100 Active 1026-char remark

    Show marketing remark (1026 chars)

    Situated on a desirable corner lot just minutes from I-20, this beautifully maintained home offers the perfect combination of comfort, flexibility, and convenience. Inside, you'll find a split bedroom floor plan featuring a spacious owner's suite with a walk-in closet and a private bath complete with dual vanities, a soaking tub, and a separate shower. Two generously sized secondary bedrooms are thoughtfully positioned on the opposite side of the home, providing privacy for family members or guests. The open concept living area flows seamlessly into the kitchen, which features granite countertops, stainless steel appliances, and abundant cabinet space. Just off the living room, french doors lead to a versatile flex room that can easily serve as a home office, playroom, or formal dining room. Step outside to enjoy the covered rear patio and backyard, ideal for entertaining, relaxing, or enjoying South Carolina's beautiful weather. Move-in ready and thoughtfully designed, this home offers space and functionality.

ⓘ 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: $2,598 · $216/mo
• Projected year-2 tax: $2,598 · $216/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $26,124
• − Mortgage interest: −$13,841
• − Property taxes: −$2,598
• − Insurance: −$1,236
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − HOA: −$552
• − Depreciation: −$7,188
• Taxable loss: −$3,472
• Est. tax savings @ 24.0%: +$833
• After-tax cash flow: $1,535/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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $247,100 Hive MLS
• 2026-05-27 Listed $247,100 AMLS

Property tax history

+2.6%/yr

Latest (2025): $2,598 · +8.3% YoY. Source: county tax records.