578 Slim Cypress Run #22 · Graniteville, SC 29829

$189,990

3 bd · 2.5 ba · 1,305 sqft · Townhouse · 91 Days on market

Built 2026 Good condition $146/sqft · 10% below area Est $212k · 10% under

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Why this score? — see what drove the B- 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 +19.4/30.0
• ARV discount +12.2/15.0
• Appreciation +9.2/10.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

The Aspen offers a beautifully designed living space that maximizes space while keeping everyday living comfortable. From the front entry, the foyer opens into an open kitchen, dining area, and great room, creating a main living space that feels open but connected. The kitchen includes an island and pantry storage, with clear sightlines into the dining and living areas. A rear patio extends the living space outdoors, while a conveniently placed powder room and storage closet completes the main level. This floor plan features 1,305 square feet, 3 bedrooms, and 2.5 bathrooms, with all bedrooms located on the second floor for added separation from the main living areas.

Key facts

• Dining area
• Storage closet
• Powder room

Tags

• OPEN KITCHEN
• DINING AREA
• GREAT ROOM
• REAR PATIO
• POWDER ROOM
• STORAGE CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 6.1% 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: 455 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $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

• It's been on market 91 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Recommended offer $172,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.78%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $212,114
• List price: $189,990
• Delta: -10.43%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 Slim Cypress Run	0.04mi	3/2.5	1,305 (0%)	0mo	$188,990	$145	98
526 Slim Cypress Run	0.03mi	3/3.0	1,305 (0%)	0mo	$189,990	$146	96
558 Slim Cypress Run	0.02mi	3/2.5	1,305 (0%)	6mo	$192,790	$148	94
2080 Chromite Dr	0.86mi	3/2.0	1,184 (-9%)	3mo	$229,420	$194	45
2046 Chromite Dr	0.84mi	3/2.0	1,184 (-9%)	3mo	$229,955	$194	45
909 Bauxite	0.96mi	3/2.0	1,184 (-9%)	4mo	$229,000	$193	45
2012 Chromite Dr	0.83mi	3/2.0	1,184 (-9%)	6mo	$231,655	$196	42
4338 Crimson Pass	0.79mi	3/2.0	1,184 (-9%)	7mo	$226,430	$191	42
4302 Crimson Pass	0.82mi	3/2.0	1,184 (-9%)	8mo	$228,805	$193	41
7060 Onyx Row	1.31mi	3/2.5	1,498 (+15%)	0mo	$236,720	$158	40
4188 Crimson Pass	0.88mi	3/2.0	1,184 (-9%)	15mo	$229,370	$194	35
4218 Crimson Pass	0.86mi	3/2.0	1,184 (-9%)	16mo	$230,305	$195	34

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: 24.5%
• Equity multiple: 2.81×
• Total profit: $96,448
• Equity at exit: $149,281

10-year hold

• IRR: 22.0%
• Equity multiple: 6.08×
• Total profit: $270,145
• Equity at exit: $301,161

Cash invested: $53,197 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 11 under contract
• Months of supply: 32.0 mo (3%/mo absorbed)
• Median asking: $189,990 ($146/sqft)
• Median days on market: 51 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: +11.6% above 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: 455
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $212

Break-even live

Break-even rent $1,662

Max offer price $189,990

Occupancy floor 84%

Sensitivity live

Price	-10% $343	-5% $278	+0% $212	+5% $146	+10% $81
Rent	-10% $60	-5% $136	+0% $212	+5% $288	+10% $365
Rate	-1.0pp $308	-0.5pp $260	base $212	+0.5pp $163	+1.0pp $113

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: $47,498
• Closing costs: $5,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	119d	1	0.04mi
43 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	109d	1	0.05mi
45 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	116d	1	0.06mi
47 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	119d	1	0.06mi
2561 Banyan Cir Graniteville, SC	3.0	2.5	1300	$1,626	$1.25	0d	1	0.10mi
2097 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	116d	1	0.10mi
2541 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	109d	1	0.10mi
2129 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	116d	1	0.12mi
2137 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	109d	1	0.12mi
2503 Banyan Cir Graniteville, SC	3.0	2.5	1300	$1,626	$1.25	0d	1	0.12mi
2477 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	119d	1	0.14mi
2469 Banyan Cir Graniteville, SC	3.0	2.5	1300	$1,626	$1.25	2d	1	0.14mi
2453 Banyan Cir Graniteville, SC	3.0	2.5	1300	$1,626	$1.25	0d	1	0.15mi
2415 Banyan Cir Graniteville, SC	3.0	2.5	1300	$1,626	$1.25	0d	1	0.17mi
1012 Bauxite Run Graniteville, SC	3.0	2.5	1663	$1,995	$1.20	6d	1	0.89mi

Property features AI

Finance

• Financial info: List price $193,990

Exterior

• Home design: Single-family home, Aspen floor planActive listing
• Exterior features: Living area approximately 1,305

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom (2.5 total)
• Interior features: Active spec home (Aspen plan)

Listing history 50 events

1. 2026-09-14
   days on market $189,990 Active 91 DOM
2. 2026-09-13
   days on market $189,990 Active 90 DOM
3. 2026-09-12
   days on market $189,990 Active 89 DOM
4. 2026-09-11
   days on market $189,990 Active 88 DOM
5. 2026-09-05
   days on market $189,990 Active 82 DOM
6. 2026-09-04
   days on market $189,990 Active 81 DOM
7. 2026-09-03
   days on market $189,990 Active 80 DOM
8. 2026-08-31
   days on market $189,990 Active 77 DOM
9. 2026-08-30
   days on market $189,990 Active 76 DOM
10. 2026-08-29
    days on market $189,990 Active 75 DOM
11. 2026-08-28
    days on market $189,990 Active 74 DOM
12. 2026-08-27
    days on market $189,990 Active 73 DOM
13. 2026-08-26
    days on market $189,990 Active 72 DOM
14. 2026-08-25
    days on market $189,990 Active 71 DOM
15. 2026-08-24
    days on market $189,990 Active 70 DOM
16. 2026-08-23
    pricedays on market $189,990 Active 69 DOM
17. 2026-08-22
    days on market $193,990 Active 68 DOM
18. 2026-08-21
    days on market $193,990 Active 67 DOM
19. 2026-08-20
    days on market $193,990 Active 66 DOM
20. 2026-08-19
    days on market $193,990 Active 65 DOM
21. 2026-08-18
    days on market $193,990 Active 64 DOM
22. 2026-08-17
    days on market $193,990 Active 63 DOM
23. 2026-08-16
    days on market $193,990 Active 62 DOM
24. 2026-08-15
    days on market $193,990 Active 61 DOM
25. 2026-08-14
    days on market $193,990 Active 60 DOM
26. 2026-08-13
    days on market $193,990 Active 59 DOM
27. 2026-08-12
    days on market $193,990 Active 58 DOM
28. 2026-08-11
    days on market $193,990 Active 57 DOM
29. 2026-08-10
    days on market $193,990 Active 56 DOM
30. 2026-08-09
    days on market $193,990 Active 55 DOM
31. 2026-08-08
    days on market $193,990 Active 54 DOM
32. 2026-08-07
    days on market $193,990 Active 53 DOM
33. 2026-08-06
    days on market $193,990 Active 52 DOM
34. 2026-08-05
    days on market $193,990 Active 51 DOM
35. 2026-08-04
    days on market $193,990 Active 50 DOM
36. 2026-08-03
    days on market $193,990 Active 49 DOM
37. 2026-07-31
    days on market $193,990 Active 46 DOM
38. 2026-07-29
    days on market $193,990 Active 44 DOM
39. 2026-07-27
    days on market $193,990 Active 42 DOM
40. 2026-07-25
    days on market $193,990 Active 40 DOM
41. 2026-07-24
    days on market $193,990 Active 39 DOM
42. 2026-07-23
    days on market $193,990 Active 38 DOM
43. 2026-07-22
    days on market $193,990 Active 37 DOM
44. 2026-07-21
    days on market $193,990 Active 36 DOM
45. 2026-07-18
    days on market $193,990 Active 33 DOM
46. 2026-07-16
    days on market $193,990 Active 31 DOM
47. 2026-07-16
    days on market $193,990 Active 30 DOM
48. 2026-07-14
    days on market $193,990 Active 29 DOM
49. 2026-07-14
    days on market $193,990 Active 28 DOM
50. 2026-07-12
    days on market $193,990 Active 27 DOM

ⓘ 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: $23,166
• − Mortgage interest: −$10,642
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$5,527
• Taxable loss: −$510
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $2,668/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 townhouse is in excellent condition with modern amenities and a well-maintained exterior. It offers a good return on investment with minor updates that could further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics in high-traffic areas. ↑

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: 18.3% rent · 81.7% own
• Severe rent burden: 33% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Financial info: List price $193,990

Exterior

• Home design: Single-family home, Aspen floor planActive listing
• Exterior features: Living area approximately 1,305

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom (2.5 total)
• Interior features: Active spec home (Aspen plan)