564 Slim Cypress Run · Graniteville, SC
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +17.6/30.0
- ARV discount +9.9/15.0
- Appreciation +9.2/10.0
- 1% rule +5.7/10.0
- DSCR +5.5/10.0
- Condition / age +4.0/5.0
- Schools +3.8/10.0
- Livability +3.0/5.0
- Rent growth +2.5/5.0
$179,990
564 Slim Cypress Run · Graniteville, SC 29829
3 bd · 2.5 ba · 1,305 sqft · Townhouse
· 161 Days on market
Built 2026
3,920 sqft lot
$138/sqft
· 5% below area
Est $190k · 5% under
$135/mo HOA · 7% of rent
↓ 5% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
INCENTIVE: Up to 8,000 your way using our preferred lender. LIMITED-TIME PRICING OPPORTUNITY Don't miss your chance to own in Cypress Point--Graniteville's newest townhome community--at an exceptional new price point! Tucked just off Springdale Road, this neighborhood is perfectly positioned for those who want the best of both Aiken and Augusta. The Cypress Point Lifestyle: Prime Location: Perfectly balanced between Aiken's equestrian charm and Augusta's medical and cyber hubs. Minutes from major employers, local schools, and everyday essentials. Move-In Ready & Low Maintenance: Spend your weekends enjoying nearby golf courses and walking trails instead of yard work.
Key facts
- Double vanity
- Ensuite bath
- Private patio
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath townhouse listed at $180k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $142 ($2k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $180k).
- Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
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: 498 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 155d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
Forward outlook
- In year one you build about $16k of equity ($1k loan paydown + $15k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
- By year 3, 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 161 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
- 6 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer
$158,391
(12.0% below list)
Questions for the listing agent
- It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.07% ✓
- Cap rate
- 7.24%
- Cash-on-cash
- 3.37%
- DSCR
- 1.15
- GRM
- 7.8
CMA / ARV
- ARV (median comp)
- $189,990
- List price
- $179,990
- Delta
- -5.26%
- Verdict
- FAIR
- Comps
- 5 within 1.0 mi
Show comp detail 5 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 564 Slim Cypress Run | 0.00mi | 3/2.5 | 1,305 (0%) | 1mo | $179,990 | $138 | 99 |
| 578 Slim Cypress | 0.02mi | 3/2.5 | 1,305 (0%) | 1mo | $189,990 | $146 | 98 |
| 624 Slim Cypress Run | 0.05mi | 3/2.5 | 1,305 (0%) | 2mo | $188,990 | $145 | 96 |
| 526 Slim Cypress Run | 0.02mi | 3/3.0 | 1,305 (0%) | 2mo | $189,990 | $146 | 96 |
| 558 Slim Cypress Run | 0.00mi | 3/2.5 | 1,305 (0%) | 7mo | $192,790 | $148 | 94 |
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
- 23.4%
- Equity multiple
- 2.74×
- Total profit
- $87,672
- Equity at exit
- $141,423
10-year hold
- IRR
- 21.2%
- Equity multiple
- 5.92×
- Total profit
- $248,175
- Equity at exit
- $285,309
Cash invested: $50,397 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 18 active · 12 under contract
- Months of supply
- 27.0 mo (4%/mo absorbed)
- Median asking
- $189,990 ($146/sqft)
- Median days on market
- 62 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +0.0% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 29829
- Home prices YoY
- 3.0%
- Active inventory
- 498
- Price-to-rent
- 7.8×
Monthly cashflow live
↻
- Estimated rent
- $1,925 high interval (Pro) →
- Mortgage (P&I)
- −$944
- Tax est. 1.5%
- −$225 /mo · $2,700/yr
- Insurance
- −$75
- HOA
- −$135
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$404
- Net cashflow
- $142
Break-even live
Break-even rent
$1,745
Max offer price
$179,990
Occupancy floor
88%
Sensitivity live
| Price | -10% $266 | -5% $204 | +0% $142 | +5% $79 | +10% $17 |
|---|---|---|---|---|---|
| Rent | -10% $-11 | -5% $66 | +0% $142 | +5% $218 | +10% $294 |
| Rate | -1.0pp $232 | -0.5pp $187 | base $142 | +0.5pp $95 | +1.0pp $47 |
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
- $44,998
- Closing costs
- $5,400
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 16 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 39 Springdale Rd Graniteville, SC | 4.0 | 2.5 | 1744 | $2,100 | $1.20 | 164d | 1 | 0.04mi |
| 43 Springdale Rd Graniteville, SC | 4.0 | 2.5 | 1725 | $2,090 | $1.21 | 154d | 1 | 0.05mi |
| 45 Springdale Rd Graniteville, SC | 4.0 | 2.5 | 1744 | $2,100 | $1.20 | 162d | 1 | 0.06mi |
| 47 Springdale Rd Graniteville, SC | 4.0 | 2.5 | 1725 | $2,090 | $1.21 | 164d | 1 | 0.06mi |
| 2561 Banyan Cir Graniteville, SC | 3.0 | 2.5 | 1300 | $1,626 | $1.25 | 43d | 1 | 0.10mi |
| 2097 Banyon Cir Graniteville, SC | 3.0 | 2.5 | 1305 | $1,549 | $1.19 | 162d | 1 | 0.10mi |
| 2541 Banyon Cir Graniteville, SC | 3.0 | 2.5 | 1300 | $1,574 | $1.21 | 154d | 1 | 0.10mi |
| 2519 Banyan Cir Graniteville, SC | 3.0 | 2.5 | 1300 | $1,626 | $1.25 | 15d | 1 | 0.12mi |
| 2129 Banyon Cir Graniteville, SC | 3.0 | 2.5 | 1305 | $1,549 | $1.19 | 162d | 1 | 0.12mi |
| 2137 Banyon Cir Graniteville, SC | 3.0 | 2.5 | 1305 | $1,549 | $1.19 | 154d | 1 | 0.12mi |
| 2503 Banyan Cir Graniteville, SC | 3.0 | 2.5 | 1300 | $1,626 | $1.25 | 44d | 1 | 0.12mi |
| 2477 Banyon Cir Graniteville, SC | 3.0 | 2.5 | 1300 | $1,574 | $1.21 | 164d | 1 | 0.14mi |
| 2469 Banyan Cir Graniteville, SC | 3.0 | 2.5 | 1300 | $1,625 | $1.25 | 5d | 1 | 0.14mi |
| 2453 Banyan Cir Graniteville, SC | 3.0 | 2.5 | 1300 | $1,625 | $1.25 | 7d | 1 | 0.15mi |
| 2415 Banyan Cir Graniteville, SC | 3.0 | 2.5 | 1300 | $1,626 | $1.25 | 37d | 1 | 0.17mi |
| 1012 Bauxite Run Graniteville, SC | 3.0 | 2.5 | 1663 | $1,995 | $1.20 | 51d | 1 | 0.89mi |
Property features AI
Finance
- Other
- Subdivision: Cypress Pointe
- HOA & community
- Homeowners association with annual fee (approximately $1,620 annually / about $135 monthly)
Exterior
- Parking
- Parking pad
- Utilities
- Public waterPublic sewerCable available
- Home design
- TownhouseResidential propertyTwo levels / 2 storiesNew construction
- Construction
- Vinyl sidingComposition roofSlab foundationBuilt as new construction
- Exterior features
- Privacy fencingSee remarks for lot detailsLot dimensions approximately 20 x 110
Interior
- Kitchen
- RangeDishwasherMicrowave
- Flooring
- Carpet
- Bathrooms
- 2 full bathrooms2 half bathrooms
- Heating & cooling
- Natural gas heatingCentral air conditioning
- Interior features
- Walk-in closetsEat-in kitchenWindow coveringsInsulated windows
- Laundry & utility
- Washer hookupGas water heater
Listing history 50 events
-
2026-10-12days on market $179,990 Active 161 DOM
-
2026-10-11statusdays on market $179,990 Active 160 DOM
-
2026-09-03statusdays on market $179,990 Pending 112 DOM
-
2026-08-31days on market $179,990 Active 110 DOM
-
2026-08-30days on market $179,990 Active 109 DOM
-
2026-08-29days on market $179,990 Active 108 DOM
-
2026-08-28days on market $179,990 Active 107 DOM
-
2026-08-27days on market $179,990 Active 106 DOM
-
2026-08-26days on market $179,990 Active 105 DOM
-
2026-08-25days on market $179,990 Active 104 DOM
-
2026-08-24days on market $179,990 Active 103 DOM
-
2026-08-23days on market $179,990 Active 102 DOM
-
2026-08-22days on market $179,990 Active 101 DOM
-
2026-08-21pricedays on market $179,990 Active 100 DOM
-
2026-08-20days on market $184,900 Active 99 DOM
-
2026-08-19days on market $184,900 Active 98 DOM
-
2026-08-18days on market $184,900 Active 97 DOM
-
2026-08-17days on market $184,900 Active 96 DOM
-
2026-08-16days on market $184,900 Active 95 DOM
-
2026-08-15days on market $184,900 Active 94 DOM
-
2026-08-14days on market $184,900 Active 93 DOM
-
2026-08-13days on market $184,900 Active 92 DOM
-
2026-08-12days on market $184,900 Active 91 DOM
-
2026-08-11days on market $184,900 Active 90 DOM
-
2026-08-10days on market $184,900 Active 89 DOM
-
2026-08-09days on market $184,900 Active 88 DOM
-
2026-08-08days on market $184,900 Active 87 DOM
-
2026-08-07pricedays on market $184,900 Active 86 DOM
-
2026-08-06days on market $187,990 Active 85 DOM
-
2026-08-05days on market $187,990 Active 84 DOM
-
2026-08-04days on market $187,990 Active 83 DOM
-
2026-08-03days on market $187,990 Active 82 DOM
-
2026-07-31days on market $187,990 Active 81 DOM
-
2026-07-29days on market $187,990 Active 79 DOM
-
2026-07-27days on market $187,990 Active 77 DOM
-
2026-07-25days on market $187,990 Active 75 DOM
-
2026-07-24days on market $187,990 Active 74 DOM
-
2026-07-23days on market $187,990 Active 73 DOM
-
2026-07-22days on market $187,990 Active 72 DOM
-
2026-07-21days on market $187,990 Active 71 DOM
-
2026-07-18days on market $187,990 Active 68 DOM
-
2026-07-16days on market $187,990 Active 66 DOM
-
2026-07-16days on market $187,990 Active 65 DOM
-
2026-07-14days on market $187,990 Active 64 DOM
-
2026-07-14days on market $187,990 Active 63 DOM
-
2026-07-12days on market $187,990 Active 62 DOM
-
2026-07-11days on market $187,990 Active 61 DOM
-
2026-07-10days on market $187,990 Active 60 DOM
-
2026-07-09days on market $187,990 Active 59 DOM
-
2026-07-08days on market $187,990 Active 58 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $23,095
- − Mortgage interest
- −$10,082
- − Property taxes
- −$2,700
- − Insurance
- −$900
- − Repairs & maintenance
- −$1,848
- − Management
- −$1,848
- − HOA
- −$1,620
- − Depreciation
- −$5,236
- Taxable loss
- −$1,138
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$273
- After-tax cash flow
- $1,972/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 · 3 photos
80/100
None rehab
This move-in ready townhouse is in excellent condition with modern amenities and a prime location. It offers a great opportunity for both resale and rental markets.
Value-add opportunities
- Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
- Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
- Resale Kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
- Resale Bathroom updates — Fresh bathrooms enhance the home's appeal to potential buyers. ↑
- Both Flooring replacement — Replacing worn-out flooring can improve the home's overall appearance and value. ↑
- Both HVAC system maintenance — A well-maintained HVAC system ensures comfort and energy efficiency, which is attractive to buyers and renters. ↑
- Both Landscaping and curb appeal — A well-maintained and attractive exterior enhances the home's curb appeal and adds value to the property. ↑
F
Composite school gradezoned avg 38/100
Zoned Schools
Elementary
Byrd Elementary
F
SC #369/597
Nat'l #24,950/41,679
Middle
Leavelle Mccampbell Middle
F
SC #162/229
Nat'l #10,204/14,009
High
Midland Valley High
C
SC #120/196
Nat'l #4,077/17,239
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
D
Composite livability gradescore 59/100
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 · 178,003 people
- City population
- 12,385
- Metro
- Augusta-Richmond County, GA-SC
- Population (ZIP)
- 12,385
- Household income
- $84,228
- Rent vs Own
- Severe rent burden
- 33% of renters
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%
- 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
-4.7% since first listed16 events — show timeline
- 2026-06-12 Price Changed $187,990 Hive MLS
- 2026-05-11 Listing Removed — Hive MLS
- 2026-05-11 Listing Removed — Hive MLS
- 2026-05-07 Price Changed $189,990 AMLS
- 2026-05-05 Listed $189,990 Hive MLS
- 2026-05-05 Listed $189,990 Hive MLS
- 2026-04-10 Price Changed $191,155 AMLS
- 2026-04-10 Listing Removed — Hive MLS
- 2026-04-10 Price Changed $191,155 Hive MLS
- 2026-02-06 Listed $189,490 Hive MLS
- 2026-02-06 Listed $191,155 Hive MLS
- 2025-12-15 Listing Removed — Hive MLS
- 2025-12-15 Listing Removed — Hive MLS
- 2025-09-26 Price Changed $197,290 AMLS
- 2025-06-05 Listed $197,290 Hive MLS
- 2025-06-05 Listed $197,290 Hive MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…