552 Slim Cypress Run · Graniteville, SC 29829

$189,490

3 bd · 2.5 ba · 1,305 sqft · Townhouse

Built 2025 Good condition 2,178 sqft lot Est $193k · at est. $135/mo HOA · 7% of rent ↓ 4% since listing

---

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 +18.7/30.0
• Appreciation +9.2/10.0
• ARV discount +8.4/15.0
• 1% rule +5.9/10.0
• DSCR +5.9/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

Builder Incentive: Up to 5K seller cc with lending partners and MIB (Fridge, Washer & Dryer) Welcome to your beautifully crafted new interior unit townhome, where quality construction meets modern convenience and timeless style. Designed by McGuinn Homes, this residence blends durability, energy efficiency, and smart design in every detail. Built on a sturdy monolithic slab foundation with an engineered roof system, this home is designed for long-term performance. Low-maintenance vinyl siding (with a lifetime warranty), fiberglass shingles with a 25-year warranty, and Low-E vinyl windows provide energy efficiency and durability. Plan-specific features such as shutters, decorative s

Key facts

• $135 HOA
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $189k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 7.5% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Recommended offer $189,490

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: 1.09% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $193,140
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
558 Slim Cypress Run	0.00mi	3/2.5	1,305 (0%)	3mo	$192,790	$148	98

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: 24.1%
• Equity multiple: 2.79×
• Total profit: $94,749
• Equity at exit: $148,888

10-year hold

• IRR: 21.7%
• Equity multiple: 6.02×
• Total profit: $266,551
• Equity at exit: $300,368

Cash invested: $53,057 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$994
• Tax est. 1.5%: −$237 /mo · $2,842/yr
• Insurance: −$79
• HOA: −$135
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $188

Break-even live

Break-even rent $1,829

Max offer price $189,490

Occupancy floor 86%

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: $47,372
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	23d	1	0.04mi
43 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	14d	1	0.05mi
45 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	21d	1	0.06mi
47 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	23d	1	0.06mi
2097 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	21d	1	0.10mi
2541 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	14d	1	0.10mi
2129 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	21d	1	0.12mi
2137 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	14d	1	0.12mi
2477 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	23d	1	0.14mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 10 events

1. 2026-04-10
   historical
2. 2026-04-10
   status Pending
3. 2026-04-08
   historical
4. 2026-02-06
   listed $189,490 Active
5. 2026-02-06
   listed $189,490
6. 2025-12-15
   historical
7. 2025-12-15
   historical
8. 2025-09-26
   price $197,290
9. 2025-06-05
   listed $197,290 Active
10. 2025-06-05
    listed $197,290

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

Taxation est. · year 1

• Rental income: $24,791
• − Mortgage interest: −$10,614
• − Property taxes: −$2,842
• − Insurance: −$947
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − HOA: −$1,620
• − Depreciation: −$5,512
• Taxable loss: −$712
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $2,421/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 None rehab

This move-in-ready townhome offers a modern and energy-efficient design with low-maintenance features, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Resale Replace window treatments — Modernizes look
• Both Install smart home devices — Improves energy efficiency and convenience

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Resale Replace window treatments — Modernizes look ↑
• Both Install smart home devices — Improves energy efficiency and convenience ↑

ⓘ 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: 931
• 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

-4.0% since first listed

10 events — show timeline

• 2026-04-10 Listing Removed — Hive MLS
• 2026-04-10 Pending — Hive MLS
• 2026-04-08 Listing Removed — Hive MLS
• 2026-02-06 Listed $189,490 Hive MLS
• 2026-02-06 Listed $189,490 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