CashFlowRE
Sign in Sign up
4653 Crimson Pass
D+ Composite 45.2
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).

  • ARV discount +11.4/15.0
  • Appreciation +9.2/10.0
  • Cash flow +7.4/30.0
  • Condition / age +4.0/5.0
  • Schools +3.8/10.0
  • Livability +3.0/5.0
  • Rent growth +2.5/5.0
  • 1% rule +2.3/10.0
  • DSCR +1.6/10.0

$275,000

4653 Crimson Pass · Graniteville, SC 29829
3 bd · 2.0 ba · 1,714 sqft · SingleFamily · 135 Days on market
Built 2026 Good condition 2-car garage $160/sqft · 9% below area Est $301k · 9% under $29/mo HOA · 1% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

4.99% fixed Rate + 6K Closing Costs | New Construction Pool Community Next to I 20 & Downtown Aiken | Smart Home | Qualified buyers may receive fixed interest rate as low as 4.99% plus up to 6,000 in seller paid closing costs when using the preferred lender and closing by 7/31/26. Highland Hills is an incredible swim community with a private neighborhood pool, cabana, playground, basketball court streetlights, and sidewalks. Highland Hills is conveniently located less than one mile from great schools, and I-20. The Aria. Gather round the chef inspired kitchen that flows into the family room and a casual dining area where friends and family can linger. Escape to a private bedroom suite with spa-like bath, spacious secondary bedrooms invite natural light and features plenty of extra storage. And you will never be too far from home with Home Is Connected. ® Your new home is built with an industry leading suite of smart home products that keep you connected with the people and place you value most. Photos used for illustrative purposes do not depict actual homes. Financing offered by DHI Mortgage Company, Ltd. (DHIM). Branch NMl5 #1679072. 4234 Wheeler Rd. , Martinez, GA 30907. Company NMl5 #14622. DHIM is an affiliate of D. R. Horton. For more information about DHIM and its licensing please visit http://www. dhimortgage.com/affiliate. All terms and conditions subject to credit approval, market conditions and availability. D. R. Horton has locked-in, through DHIM, a fixed interest rate for a pool of funds. Rates only available until the pool of funds is depleted or rate expires. Interest rate offered applies only to the D. R. Horton family of brand properties purchased as borrower's principal residence. Rate is not applicable for all credit profiles and may require the borrower to pay points to obtain the advertised rate. Restrictions apply. Buyer is not required to finance through DHIM to purchase a home; however, buyers must use DHIM to receive the advertised rate. Additional dosing costs will apply. Please contact your Mortgage Loan Originator for complete eligibility requirements. May not be able to be combined with other available D. R. Horton offers or discounts. Contact a D. R. Horton sales representative for more information and for a list of available homes. Property restrictions apply. Photos are representational only. Equal Housing Opportunity. APR= Annual Percentage Rate. HOA= Homeowners Association. FHA= Federal Housing Administration. VA= U. S. Department of Veterans Affairs. USDA= U. S. Department of Agriculture. SBC= Standby Commitment.

Key facts

  • Spa-like bath
  • Extra storage
  • Smart home products

Tags

PRIVATE NEIGHBORHOOD POOLCHEF INSPIRED KITCHENPRIVATE BEDROOM SUITESPA-LIKE BATHEXTRA STORAGESMART HOME PRODUCTS

Neighborhood map

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/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
  • To cash-flow at today's rent, offer at most $224k (18.4% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (27.3% below list).
  • Recommended offer: $200k (27.3% below list) — sets the bar for 1% rule.
  • Cap rate 4.8% vs local median 6.1% in Graniteville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 42% 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 $25k of equity ($2k loan paydown + $23k 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

  • It's been on market 135 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
  • 3 sale attempts; this cycle's ask has dropped $17k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer $200,043 (27.3% 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 135 days. Have you received any prior offers? Is the seller open to a 27% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  6. 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?
  7. 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?
  8. 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.
  9. 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.
  10. 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
0.73%
Cap rate
4.77%
Cash-on-cash
-5.44%
DSCR
0.76
GRM
11.5

CMA / ARV

ARV (median comp)
$301,416
List price
$275,000
Delta
-8.76%
Verdict
FAIR
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
4505 Crimson Pass 0.08mi 3/2.0 1,714 (0%) 1mo $275,500 $161 96
4436 Crimson Pass 0.11mi 3/2.0 1,714 (0%) 7mo $282,930 $165 89
2128 Chromite Dr 0.08mi 3/2.5 1,663 (-3%) 1mo $247,500 $149 89
2088 Chromite Dr 0.11mi 3/2.5 1,663 (-3%) 1mo $249,990 $150 87
2068 Chromite Dr 0.12mi 3/2.5 1,663 (-3%) 1mo $249,325 $150 87
2022 Chromite Dr 0.15mi 3/2.5 1,663 (-3%) 5mo $262,175 $158 82
4354 Crimson Pass 0.16mi 3/2.5 1,663 (-3%) 6mo $260,230 $156 81
4482 Crimson Pass 0.09mi 4/2.0 (+1) 1,776 (+4%) 5mo $296,570 $167 80
4459 Crimson Pass 0.10mi 4/2.0 (+1) 1,776 (+4%) 7mo $301,670 $170 79
4314 Crimson Pass 0.17mi 3/2.5 1,663 (-3%) 8mo $260,230 $156 78
4416 Crimson Pass 0.12mi 4/2.0 (+1) 1,776 (+4%) 7mo $296,570 $167 78
4644 Crimson Pass 0.03mi 4/3.0 (+1) 1,942 (+13%) 1mo $326,420 $168 67

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
16.8%
Equity multiple
2.27×
Total profit
$97,818
Equity at exit
$216,076
10-year hold
IRR
16.1%
Equity multiple
4.91×
Total profit
$300,846
Equity at exit
$435,913

Cash invested: $77,000 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
16 active · 12 under contract
Months of supply
8.0 mo (12%/mo absorbed)
Median asking
$323,900 ($169/sqft)
Median days on market
18 d
This list price
19% of active listings are priced below it
ARV vs active asking
+3.8% 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
455
Price-to-rent
11.5×

Monthly cashflow live

Estimated rent
$2,000 high interval (Pro) →
Mortgage (P&I)
$1,442
Tax est. 1.5%
$344 /mo · $4,125/yr
Insurance
$115
HOA
$29
Vacancy / Maint / Mgmt
$420
Net cashflow
$-349

Break-even live

Break-even rent $2,442
Max offer price $224,481
Occupancy floor

Sensitivity live

Price -10% $-159 -5% $-254 +0% $-349 +5% $-444 +10% $-539
Rent -10% $-507 -5% $-428 +0% $-349 +5% $-270 +10% $-191
Rate -1.0pp $-211 -0.5pp $-279 base $-349 +0.5pp $-420 +1.0pp $-493

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
$68,750
Closing costs
$8,250
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 24 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1012 Bauxite Run Graniteville, SC 3.0 2.5 1663 $1,995 $1.20 6d 1 0.14mi
2415 Banyan Cir Graniteville, SC 3.0 2.5 1300 $1,626 $1.25 0d 1 0.68mi
2453 Banyan Cir Graniteville, SC 3.0 2.5 1300 $1,626 $1.25 0d 1 0.69mi
2469 Banyan Cir Graniteville, SC 3.0 2.5 1300 $1,626 $1.25 2d 1 0.70mi
2477 Banyon Cir Graniteville, SC 3.0 2.5 1300 $1,574 $1.21 119d 1 0.71mi
2137 Banyon Cir Graniteville, SC 3.0 2.5 1305 $1,549 $1.19 109d 1 0.71mi
2129 Banyon Cir Graniteville, SC 3.0 2.5 1305 $1,549 $1.19 116d 1 0.71mi
2503 Banyan Cir Graniteville, SC 3.0 2.5 1300 $1,626 $1.25 0d 1 0.72mi
2097 Banyon Cir Graniteville, SC 3.0 2.5 1305 $1,549 $1.19 116d 1 0.73mi
2541 Banyon Cir Graniteville, SC 3.0 2.5 1300 $1,574 $1.21 109d 1 0.73mi
2561 Banyan Cir Graniteville, SC 3.0 2.5 1300 $1,626 $1.25 0d 1 0.74mi
47 Springdale Rd Graniteville, SC 4.0 2.5 1725 $2,090 $1.21 119d 1 0.83mi
45 Springdale Rd Graniteville, SC 4.0 2.5 1744 $2,100 $1.20 116d 1 0.83mi
43 Springdale Rd Graniteville, SC 4.0 2.5 1725 $2,090 $1.21 109d 1 0.83mi
39 Springdale Rd Graniteville, SC 4.0 2.5 1744 $2,100 $1.20 119d 1 0.83mi
918 Quaint Parish Cir Graniteville, SC 3.0 2.5 1488 $1,800 $1.21 6d 1 1.06mi
934 Quaint Parish Cir Graniteville, SC 3.0 2.5 1435 $1,800 $1.25 119d 1 1.07mi
950 Quaint Parish Cir Graniteville, SC 3.0 2.5 1435 $1,475 $1.03 6d 1 1.09mi
846 Quaint Parish Cir Graniteville, SC 3.0 2.5 1435 $1,700 $1.18 6d 1 1.10mi
507 Satinwood Cir Graniteville, SC 3.0–5.0 2.0–3.0 1868 $1,989 $1.06 0d 5 1.17mi
747 Turning Crest Ln Graniteville, SC 3.0 2.0 1662 $1,750 $1.05 6d 1 1.19mi
6107 Village West Ln Graniteville, SC 2.0 2.0 1144 $1,240 $1.08 6d 1 1.29mi
2939 Calli Crossing Dr Graniteville, SC 4.0 2.5 1976 $2,200 $1.11 6d 1 1.34mi
2931 Calli Crossing Dr Graniteville, SC 3.0 2.5 1635 $2,100 $1.28 6d 1 1.36mi

Property features AI

Finance

Other
Located in Highland Hills subdivision
HOA & community
Homeowners association with annual fee of $350Community poolSidewalks and street lightsPlayground

Exterior

Parking
Attached 2-car garageConcrete parking
Security
Smoke detector(s)
Utilities
Public waterPublic sewer (connected)Natural gas availableUnderground utilitiesCable availableWater connected
Home design
Single-family residenceOne storyEntry level: 1
Construction
Brick and fiber cement exteriorComposition roofSlab foundationNew constructionHome warranty included
Exterior features
Covered rear porchViewNo fencing

Interior

Kitchen
RangeDishwasherMicrowaveDisposalTankless gas water heater
Bedrooms
Total rooms: 6
Flooring
CarpetLaminateWood
Bathrooms
2 full bathrooms
Heating & cooling
Forced air heating (natural gas)Central airCeiling fans
Interior features
Walk-in closetsKitchen islandWindow coveringsSmoke detectors
Laundry & utility
Washer hookup

HOA detail $29/mo · $348/yr

Likely covers
cablepool

Listing history 50 events

  1. 2026-09-23
    days on market $275,000 Active 135 DOM
  2. 2026-09-22
    days on market $275,000 Active 134 DOM
  3. 2026-09-21
    days on market $275,000 Active 133 DOM
  4. 2026-09-20
    days on market $275,000 Active 132 DOM
  5. 2026-09-19
    days on market $275,000 Active 131 DOM
  6. 2026-09-18
    days on market $275,000 Active 130 DOM
  7. 2026-09-17
    days on market $275,000 Active 129 DOM
  8. 2026-09-16
    days on market $275,000 Active 128 DOM
  9. 2026-09-15
    days on market $275,000 Active 127 DOM
  10. 2026-09-14
    days on market $275,000 Active 126 DOM
  11. 2026-09-13
    days on market $275,000 Active 125 DOM
  12. 2026-09-12
    remarks 699-char remark
  13. 2026-09-12
    days on market $275,000 Active 124 DOM
  14. 2026-09-11
    days on market $275,000 Active 123 DOM
  15. 2026-09-05
    days on market $275,000 Active 117 DOM
  16. 2026-09-04
    days on market $275,000 Active 116 DOM
  17. 2026-09-03
    pricedays on market $275,000 Active 115 DOM
  18. 2026-08-31
    days on market $274,930 Active 112 DOM
  19. 2026-08-30
    days on market $274,930 Active 111 DOM
  20. 2026-08-29
    days on market $274,930 Active 110 DOM
  21. 2026-08-28
    days on market $274,930 Active 109 DOM
  22. 2026-08-27
    days on market $274,930 Active 108 DOM
  23. 2026-08-26
    days on market $274,930 Active 107 DOM
  24. 2026-08-25
    pricedays on market $274,930 Active 106 DOM
  25. 2026-08-24
    days on market $285,500 Active 105 DOM
  26. 2026-08-23
    days on market $285,500 Active 104 DOM
  27. 2026-08-22
    days on market $285,500 Active 103 DOM
  28. 2026-08-21
    days on market $285,500 Active 102 DOM
  29. 2026-08-20
    pricedays on market $285,500 Active 101 DOM
  30. 2026-08-19
    days on market $285,000 Active 100 DOM
  31. 2026-08-18
    days on market $285,000 Active 99 DOM
  32. 2026-08-17
    days on market $285,000 Active 98 DOM
  33. 2026-08-16
    days on market $285,000 Active 97 DOM
  34. 2026-08-15
    days on market $285,000 Active 96 DOM
  35. 2026-08-14
    days on market $285,000 Active 95 DOM
  36. 2026-08-13
    days on market $285,000 Active 94 DOM
  37. 2026-08-12
    days on market $285,000 Active 93 DOM
  38. 2026-08-11
    days on market $285,000 Active 92 DOM
  39. 2026-08-10
    days on market $285,000 Active 91 DOM
  40. 2026-08-09
    price $285,000 Active 90 DOM
  41. 2026-08-09
    days on market $284,930 Active 90 DOM
  42. 2026-08-08
    days on market $284,930 Active 89 DOM
  43. 2026-08-07
    days on market $284,930 Active 88 DOM
  44. 2026-08-06
    days on market $284,930 Active 87 DOM
  45. 2026-08-05
    days on market $284,930 Active 86 DOM
  46. 2026-08-04
    pricedays on market $284,930 Active 85 DOM
  47. 2026-08-03
    days on market $284,100 Active 84 DOM
  48. 2026-07-31
    days on market $284,100 Active 81 DOM
  49. 2026-07-29
    days on market $284,100 Active 79 DOM
  50. 2026-07-27
    days on market $284,100 Active 77 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
$24,005
− Mortgage interest
−$15,404
− Property taxes
−$4,125
− Insurance
−$1,375
− Repairs & maintenance
−$1,920
− Management
−$1,920
− HOA
−$348
− Depreciation
−$8,000
Taxable loss
−$9,088
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,181
After-tax cash flow
$-2,008/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 home is in excellent condition with modern finishes and a well-maintained exterior. It's move-in ready and would benefit from a fresh coat of paint and a new outdoor light fixture to enhance its curb appeal.

Value-add opportunities

  • Resale Paint exterior trim — Enhances curb appeal
  • Resale Replace outdoor light fixture — Improves home's aesthetic
  • Both Install smart home devices — Enhances home's smart features and appeal
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

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

Price history

+0.0% since first listed
9 events — show timeline
  • 2026-06-18 Price Changed $292,000 AMLS
  • 2026-06-17 Price Changed $284,100 Hive MLS
  • 2026-06-02 Price Changed $284,000 Hive MLS
  • 2026-05-12 Price Changed $283,930 Hive MLS
  • 2026-05-11 Listing Removed Hive MLS
  • 2026-05-07 Price Changed $282,930 Hive MLS
  • 2026-04-21 Listed $291,930 Hive MLS
  • 2026-04-21 Listed $282,930 Hive MLS
  • 2026-04-21 Listed $291,930 AMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…