565 Aquamarine Row · Graniteville, SC 29829

$239,000

4 bd · 2.5 ba · 1,777 sqft · Townhouse · 38 Days on market

Built 2026 Good condition $120/mo HOA · 5% 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).

• Cash flow +12.2/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

MOVE IN READY!! 4.99% fixed Rate + 6K Closing Costs | New Construction Pool Community Next to I 20 | 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 private neighborhood pool, cabana, playground, basketball court streetlights, and sidewalks. Welcome to Highland Hills, where convenience meets community! White viny fence in backyard included * * Full lawn care included * * The Pattison floorplan offers 4 bed 2.5 baths in a two-story townhome covering 1,658 sq feet. There is a 2-car garage with plenty of

Key facts

• Pantry
• Open floor plan
• Casual dining space

Tags

• OPEN FLOOR PLAN
• GENEROUS FAMILY ROOM
• CASUAL DINING SPACE
• CONTEMPORARY CABINETRY
• STAINLESS STEEL APPLIANCES
• PANTRY

Property features AI

Finance

• Other: Subdivision: Highland Hills
• HOA & community: Homeowners association with annual fee of $1,440 (equivalent to $120/month)

Exterior

• Parking: Attached garage with garage door opener; Concrete parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential townhouse; Two stories; New construction
• Construction: Fiber cement exterior; Composition roof; Slab foundation; Built as new construction
• Exterior features: Patio

Interior

• Kitchen: Range; Dishwasher; Disposal; Microwave; Electric water heater
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Wood; Other
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Smoke detectors
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $239k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-46 ($-553/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (8.6% below list).
• Recommended offer: $218k (8.6% 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: 299 active listings in the ZIP; 15 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).
• This rent runs 31% 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 $22k of equity ($2k loan paydown + $20k 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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 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 $218,429 (8.6% 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 38 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.52×
• Total profit: $101,468
• Equity at exit: $187,789

10-year hold

• IRR: 18.7%
• Equity multiple: 5.44×
• Total profit: $297,160
• Equity at exit: $378,848

Cash invested: $66,920 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$120
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-46

Break-even live

Break-even rent $2,243

Max offer price $232,331

Occupancy floor 97%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	23d	1	0.44mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$2,199	$1.24	14d	5	0.53mi
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	23d	1	0.95mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	21d	1	1.10mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	14d	1	1.14mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	21d	1	1.14mi
2477 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	23d	1	1.17mi
2137 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	14d	1	1.19mi
2129 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	21d	1	1.19mi
2541 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	14d	1	1.20mi
2097 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	21d	1	1.21mi
39 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	23d	1	1.33mi
43 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	14d	1	1.33mi
45 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	21d	1	1.33mi
47 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	23d	1	1.34mi

HOA detail

• Monthly dues: $120 · $1,440/yr
• Likely covers: landscapingpool

Listing history 24 events

1. 2026-06-18
   days on market $239,000 Active 38 DOM
2. 2026-06-17
   price $239,000 Active 37 DOM
3. 2026-06-17
   days on market $238,000 Active 37 DOM
4. 2026-06-16
   days on market $238,000 Active 36 DOM
5. 2026-06-15
   days on market $238,000 Active 35 DOM
6. 2026-06-14
   days on market $238,000 Active 33 DOM
7. 2026-06-13
   days on market $238,000 Active 32 DOM
8. 2026-06-10
   days on market $238,000 Active 30 DOM
9. 2026-06-09
   days on market $238,000 Active 29 DOM
10. 2026-06-09
    price $238,000 Active 28 DOM
11. 2026-06-08
    days on market $237,750 Active 28 DOM
12. 2026-06-07
    days on market $237,750 Active 27 DOM
13. 2026-06-03
    days on market $237,750 Active 23 DOM
14. 2026-06-03
    price $237,750 Active 22 DOM
15. 2026-06-02
    days on market $237,720 Active 22 DOM
16. 2026-06-01
    days on market $237,720 Active 21 DOM
17. 2026-05-31
    days on market $237,720 Active 20 DOM
18. 2026-05-30
    days on market $237,720 Active 19 DOM
19. 2026-05-12
    price $237,720
20. 2026-05-11
    historical
21. 2026-05-07
    price $238,720
22. 2026-04-15
    price $237,720
23. 2026-02-24
    listed $238,720 Active
24. 2026-02-24
    listed $238,430 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: $26,211
• − Mortgage interest: −$13,388
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − HOA: −$1,440
• − Depreciation: −$6,953
• Taxable loss: −$4,543
• Est. tax savings @ 24.0%: +$1,090
• After-tax cash flow: $537/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 · 6 photos

Good 80/100 Cosmetic rehab

This two-story townhome is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The property is move-in ready with minor cosmetic updates that could further increase its value.

Value-add opportunities

• Both Paint the exterior and interior walls in a fresh color scheme. — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Install smart home devices for energy efficiency and convenience. — Smart home devices can improve energy efficiency and add value to the property.
• Both Add a smart thermostat to the HVAC system. — A smart thermostat can improve energy efficiency and add value to the property.
• Both Install a smart lock system. — A smart lock system can improve security and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior and interior walls in a fresh color scheme. — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Install smart home devices for energy efficiency and convenience. — Smart home devices can improve energy efficiency and add value to the property. ↑
• Both Add a smart thermostat to the HVAC system. — A smart thermostat can improve energy efficiency and add value to the property. ↑
• Both Install a smart lock system. — A smart lock system can improve security and add value to the property. ↑

ⓘ 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

-0.4% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $237,720 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Price Changed $238,720 Hive MLS
• 2026-04-15 Price Changed $237,720 Hive MLS
• 2026-02-24 Listed $238,430 Hive MLS
• 2026-02-24 Listed $238,720 Hive MLS