699 Turning Crest Ln · Graniteville, SC 29829

$250,000

4 bd · 2.5 ba · 2,293 sqft · SingleFamily public records · 16 Days on market

Built 2015 7,405 sqft lot Est $282k · 11% under $28/mo HOA · 1% of rent

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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 +22.6/30.0
• ARV discount +12.6/15.0
• Appreciation +9.2/10.0
• DSCR +7.3/10.0
• 1% rule +4.8/10.0
• 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

Discover an outstanding opportunity in the growing Graniteville community! This spacious home offers room to spread out while enjoying convenient access to Interstate 20, major employers throughout the CSRA, and approximately a 30-minute commute to Fort Eisenhower, making it an excellent option for anyone seeking easy access to the Augusta-Aiken area. Inside, you'll find a functional floor plan with generous living spaces, ample bedroom sizes, and plenty of potential to make the home your own. Whether you're looking for a primary residence or an investment opportunity, this property offers exceptional value in today's market. Priced competitively for its condition and location, this home presents a unique opportunity for buyers seeking value and potential equity growth. Don't miss your chance to own a home in a convenient location with easy access to shopping, dining, schools, major roadways, and the greater CSRA. Schedule your private showing today!

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2015

Tags

• GRANITEVILLE COMMUNITY
• EASY ACCESS TO INTERSTATE 20
• COMMUTE TO FORT EISENHOWER
• ACCESS TO AUGUSTA-AIKEN AREA
• FUNCTIONAL FLOOR PLAN
• GENEROUS LIVING SPACES

Property features AI

Finance

• Other: Subdivision: Sage Creek; Directions available
• HOA & community: Homeowners association with annual fee of $330 (approximately $27.50/month); Association amenities: Other

Exterior

• Parking: Attached garage; 2 garage spaces (attached); Concrete driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two levels; Entry level: 1; PUD-A zoning
• Construction: Vinyl siding and frame construction; Composition roof; Slab foundation; Home warranty included
• Exterior features: Patio; Landscaped yard; Back yard with wood fencing; Has a view; City street and state road frontage

Interior

• Kitchen: Range; Dishwasher; Microwave
• Flooring: Carpet; Vinyl; Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Forced air; Heat pump; Central air conditioning
• Interior features: Walk-in closets; Insulated windows; 9 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/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 $246k (1.8% below list).
• Recommended offer: $246k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 5.9% in Graniteville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 5 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).

Forward outlook

• In year one you build about $23k 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 $70k 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 16 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago 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.
• Current owner paid $167k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,621 (1.8% 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: 0.98% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $282,039
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
568 Buttonwood Dr	0.30mi	4/2.5	2,232 (-3%)	1mo	$267,000	$120	81
692 Turning Crest Ln	0.03mi	3/2.5 (-1)	2,000 (-13%)	1mo	$255,000	$128	71
3032 Walking View Ct	0.59mi	4/2.5	2,359 (+3%)	5mo	$250,000	$106	64
179 Holly Meadows Dr	0.54mi	4/2.0	2,432 (+6%)	1mo	$220,000	$90	62
8039 Red Rock Way Way	0.32mi	4/2.5	2,456 (+7%)	13mo	$287,000	$117	62
8003 Red Rock Way	0.29mi	4/2.0	1,966 (-14%)	1mo	$285,000	$145	60
708 Flat Rock Ln	0.74mi	4/2.5	2,342 (+2%)	5mo	$399,000	$170	58
4055 Thimbleberry Dr	0.60mi	3/2.5 (-1)	2,273 (-1%)	12mo	$270,000	$119	56
4145 Thimbleberry Dr	0.59mi	3/2.5 (-1)	2,357 (+3%)	10mo	$273,000	$116	54
8045 Cozy Knl	0.52mi	4/2.5	2,149 (-6%)	15mo	$274,500	$128	53
515 Twin VW Ct	0.67mi	3/2.5 (-1)	2,065 (-10%)	14mo	$257,000	$124	36
6033 Vermilion Loop Rd	0.74mi	5/3.0 (+1)	2,511 (+10%)	15mo	$309,900	$123	31

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: 26.4%
• Equity multiple: 2.95×
• Total profit: $136,180
• Equity at exit: $196,432

10-year hold

• IRR: 23.6%
• Equity multiple: 6.36×
• Total profit: $375,109
• Equity at exit: $396,285

Cash invested: $70,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,456 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$71 /mo · $846/yr
• Insurance: −$104
• HOA: −$28
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $427

Break-even live

Break-even rent $1,916

Max offer price $250,000

Occupancy floor 78%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$2,199	$1.24	14d	5	0.07mi
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	23d	1	0.40mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	14d	1	0.61mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	21d	1	0.64mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	21d	1	0.66mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 12 events

1. 2026-06-18
   days on market $250,000 Active 16 DOM
2. 2026-06-17
   days on market $250,000 Active 15 DOM
3. 2026-06-16
   days on market $250,000 Active 14 DOM
4. 2026-06-15
   days on market $250,000 Active 13 DOM
5. 2026-06-14
   days on market $250,000 Active 11 DOM
6. 2026-06-13
   days on market $250,000 Active 10 DOM
7. 2026-06-10
   days on market $250,000 Active 8 DOM
8. 2026-06-09
   days on market $250,000 Active 7 DOM
9. 2026-06-08
   days on market $250,000 Active 6 DOM
10. 2026-06-07
    days on market $250,000 Active 5 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $250,000 Active 1 DOM

ⓘ 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: $846 · $71/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$579/yr (+$48/mo · 68.4%)

ⓘ 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 · 18 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: $29,475
• − Mortgage interest: −$14,004
• − Property taxes: −$846
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$336
• − Depreciation: −$7,273
• Taxable income: $1,050
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $4,869/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

+49.8% since first listed

8 events — show timeline

• 2026-06-01 Listed $250,000 Hive MLS
• 2026-06-01 Listed $250,000 AMLS
• 2015-07-17 Sold (MLS) $166,900 AMLS
• 2015-07-17 Sold (MLS) $166,900 Hive MLS
• 2015-07-17 Sold (MLS) $166,900 Hive MLS
• 2015-07-02 Listed $166,900 AMLS
• 2015-07-02 Listed $166,900 Hive MLS
• 2015-07-02 Listed $166,900 Hive MLS

Property tax history

+2.4%/yr

Latest (2025): $846 · +0.0% YoY. Source: county tax records.