4572 Crimson Pass · Graniteville, SC 29829

$279,000

4 bd · 2.0 ba · 1,776 sqft · SingleFamily · 41 Days on market

Built 2026 7,405 sqft lot $29/mo HOA · 1% 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).

• Appreciation +9.2/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

This move-in ready new construction home is available now in Highland Hills, offering the perfect opportunity to enjoy new home living without the wait. Featuring 4 bedrooms, 2 full bathrooms, this thoughtfully designed single-level home combines modern style with everyday functionality. The open-concept floor plan allows for effortless flow between the kitchen, dining, and living areas, making it ideal for entertaining and daily living. It's no wonder why this is one of our most popular designs. Beautiful and functional, this sprawling ranch offers a spacious family room that expands to a casual dining area. Your area to entertain continues outside on the covered patio where you can relax year-round. There is plenty of room for everyone to linger in and around the open kitchen including an expansive island with bar top seating for up to four people. The private bedroom suite features dual vanities, separate shower and a luxurious garden tub. With three secondary bedrooms, one can be dedicated as a home office or multi-purpose space for crafts and hobbies. Each bedroom offers oversized closets for extra storage and there is a generous full bath tucked in off the hallway. Located in Graniteville, SC, this home offers convenient access to shopping, dining, schools, and major highways, making commuting and daily errands simple. If you are searching for a move-in ready home in Graniteville, SC, this property delivers exceptional value and convenience. Schedule your private

Key facts

• Gourmet kitchen
• Smart home
• Top rated schools

Tags

• PRIVATE NEIGHBORHOOD POOL
• GOURMET KITCHEN
• WALK-IN PANTRY
• SMART HOME
• ENERGY EFFICIENT DESIGN
• TOP RATED SCHOOLS

Property features AI

Finance

• Other: Located in the Highland Hills subdivision
• HOA & community: Homeowners association with an annual fee of $350; Community pool

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Paved driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Water and sewer available
• Home design: Single family residence; New construction; One story; Brick veneer and HardiPlank exterior
• Construction: Composition roof; Slab foundation; Built as new construction
• Exterior features: Patio; Private outdoor pool with cabana (pool/spa combo); Sprinklers in front and rear; Landscaped yard; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Disposal; Gas water heater
• Bedrooms: Total of 6 rooms (bedroom count not specified separately)
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Walk-in closets; Kitchen island; Pantry; Eat-in kitchen; Insulated windows; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

🏗️ New construction. The $279,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,608.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (23.8% below list).
• Recommended offer: $212k (23.8% 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: 298 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 30% 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.
• 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 41 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $27k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $212,461 (23.8% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.43%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $280,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4482 Crimson Pass	0.04mi	4/2.0	1,776 (0%)	2mo	$296,570	$167	96
4459 Crimson Pass	0.07mi	4/2.0	1,776 (0%)	4mo	$301,670	$170	94
4416 Crimson Pass	0.08mi	4/2.0	1,776 (0%)	4mo	$296,570	$167	93
4405 Crimson Pass	0.15mi	4/2.0	1,776 (0%)	6mo	$300,130	$169	89
4436 Crimson Pass	0.07mi	3/2.0 (-1)	1,714 (-4%)	4mo	$282,930	$165	83
2022 Chromite Dr	0.12mi	3/2.5 (-1)	1,663 (-6%)	2mo	$262,175	$158	75
4354 Crimson Pass	0.12mi	3/2.5 (-1)	1,663 (-6%)	3mo	$260,230	$156	74
4368 Crimson Pass	0.11mi	4/2.5	1,976 (+11%)	2mo	$285,930	$145	72
4314 Crimson Pass	0.14mi	3/2.5 (-1)	1,663 (-6%)	5mo	$260,230	$156	72
4276 Crimson Pass	0.15mi	4/2.5	1,929 (+9%)	6mo	$285,470	$148	72
3158 Carmine Ave	0.50mi	4/2.0	1,768 (-0%)	7mo	$265,000	$150	70
6201 Vermilion Loop Rd	0.53mi	4/2.0	1,768 (-0%)	6mo	$270,000	$153	69

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: 17.5%
• Equity multiple: 2.32×
• Total profit: $104,047
• Equity at exit: $220,482

10-year hold

• IRR: 16.6%
• Equity multiple: 5.02×
• Total profit: $316,123
• Equity at exit: $444,803

Cash invested: $78,570 (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: 298
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$1,472
• Tax est. 1.5%: −$351 /mo · $4,209/yr
• Insurance: −$117
• HOA: −$29
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-290

Break-even live

Break-even rent $2,491

Max offer price $238,677

Occupancy floor —

Sensitivity live

Price	-10% $-96	-5% $-193	+0% $-290	+5% $-387	+10% $-484
Rent	-10% $-458	-5% $-374	+0% $-290	+5% $-206	+10% $-122
Rate	-1.0pp $-148	-0.5pp $-218	base $-290	+0.5pp $-362	+1.0pp $-436

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: $70,152
• Closing costs: $8,418
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2477 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	25d	1	0.70mi
2137 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	16d	1	0.71mi
2129 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	23d	1	0.71mi
2097 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	23d	1	0.73mi
2541 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	16d	1	0.73mi
47 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	25d	1	0.84mi
43 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	16d	1	0.84mi
45 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	23d	1	0.84mi
39 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	25d	1	0.84mi
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	25d	1	1.03mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$2,199	$1.24	16d	5	1.13mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 30 events

1. 2026-06-21
   days on market $279,000 Active 41 DOM
2. 2026-06-18
   days on market $279,000 Active 38 DOM
3. 2026-06-17
   price $279,000 Active 37 DOM
4. 2026-06-17
   days on market $278,500 Active 37 DOM
5. 2026-06-16
   days on market $278,500 Active 36 DOM
6. 2026-06-15
   days on market $278,500 Active 35 DOM
7. 2026-06-14
   days on market $278,500 Active 33 DOM
8. 2026-06-13
   days on market $278,500 Active 32 DOM
9. 2026-06-10
   days on market $278,500 Active 30 DOM
10. 2026-06-09
    days on market $278,500 Active 29 DOM
11. 2026-06-09
    price $278,500 Active 28 DOM
12. 2026-06-08
    days on market $298,570 Active 28 DOM
13. 2026-06-07
    days on market $298,570 Active 27 DOM
14. 2026-06-03
    days on market $298,570 Active 23 DOM
15. 2026-06-03
    remarks 699-char remark
16. 2026-06-03
    pricedays on marketlisting id $298,570 Active 22 DOM
17. 2026-06-02
    days on market $298,670 Active 82 DOM
18. 2026-06-01
    days on market $298,670 Active 81 DOM
19. 2026-05-31
    days on market $298,670 Active 80 DOM
20. 2026-05-30
    days on market $298,670 Active 79 DOM
21. 2026-05-11
    historical
22. 2026-05-07
    price $299,570
23. 2026-04-15
    price $298,670
24. 2026-04-15
    price $298,570
25. 2026-03-31
    price $298,570
26. 2026-03-18
    price $296,570
27. 2026-03-12
    listed $305,570 Active
28. 2026-02-27
    listed $305,570 Active 1493-char remark

    Show marketing remark (1493 chars)

    This move-in ready new construction home is available now in Highland Hills, offering the perfect opportunity to enjoy new home living without the wait. Featuring 4 bedrooms, 2 full bathrooms, this thoughtfully designed single-level home combines modern style with everyday functionality. The open-concept floor plan allows for effortless flow between the kitchen, dining, and living areas, making it ideal for entertaining and daily living. It's no wonder why this is one of our most popular designs. Beautiful and functional, this sprawling ranch offers a spacious family room that expands to a casual dining area. Your area to entertain continues outside on the covered patio where you can relax year-round. There is plenty of room for everyone to linger in and around the open kitchen including an expansive island with bar top seating for up to four people. The private bedroom suite features dual vanities, separate shower and a luxurious garden tub. With three secondary bedrooms, one can be dedicated as a home office or multi-purpose space for crafts and hobbies. Each bedroom offers oversized closets for extra storage and there is a generous full bath tucked in off the hallway. Located in Graniteville, SC, this home offers convenient access to shopping, dining, schools, and major highways, making commuting and daily errands simple. If you are searching for a move-in ready home in Graniteville, SC, this property delivers exceptional value and convenience. Schedule your private

29. 2026-02-22
    listed $305,570 Active
30. 2026-02-22
    listed $299,570 Active

ⓘ 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: $25,495
• − Mortgage interest: −$15,718
• − Property taxes: −$4,209
• − Insurance: −$1,403
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − HOA: −$348
• − Depreciation: −$8,163
• Taxable loss: −$8,426
• Est. tax savings @ 24.0%: +$2,022
• After-tax cash flow: $-1,455/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

10 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Price Changed $299,570 Hive MLS
• 2026-04-15 Price Changed $298,670 AMLS
• 2026-04-15 Price Changed $298,570 Hive MLS
• 2026-03-31 Price Changed $298,570 AMLS
• 2026-03-18 Price Changed $296,570 AMLS
• 2026-03-12 Listed $305,570 AMLS
• 2026-02-27 Listed $305,570 Zillow
• 2026-02-22 Listed $305,570 Hive MLS
• 2026-02-22 Listed $299,570 Hive MLS