4506 Crimson Pass · Graniteville, SC 29829

$354,060

5 bd · 3.0 ba · 3,209 sqft · SingleFamily · 132 Days on market

Built 2026 Excellent condition 8,276 sqft lot Est $369k · at est. $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).

• ARV discount +9.3/15.0
• Appreciation +9.2/10.0
• Cash flow +7.3/30.0
• Condition / age +4.8/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.5/10.0

Listing remarks MLS

This new construction home in Highland Hills offers the perfect opportunity to enjoy new home living without the wait. Featuring 5 bedrooms and 3 full bathrooms, this thoughtfully designed two-story home combines modern style with everyday functionality. This layout flows effortlessly between the kitchen, dining, and living areas, ideal for entertaining and daily living. The kitchen is equipped with contemporary cabinetry, spacious countertops, stainless steel appliances, and a large center island, creating a functional and inviting space for cooking and gathering. The primary suite provides a private retreat with a spacious bedroom, and well-appointed bathroom, offering comfort and relaxation. Secondary bedrooms are versatile and well-sized, perfect for guests, children, or a home office. This quick move-in home for sale includes professionally selected finishes, energy-efficient features, and modern design elements that enhance comfort and long-term value. You will appreciate the attention to detail throughout, including quality flooring, modern lighting, and thoughtful storage solutions. 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, this property delivers exceptional value and convenience. Schedule your private tour today and experience the benefits of owning a new construction quick move-in home.

Key facts

• Expansive kitchen
• Central family room
• Casual dining area

Tags

• PRIVATE NEIGHBORHOOD POOL
• GUEST BEDROOM
• FULL BATH
• CENTRAL FAMILY ROOM
• EXPANSIVE KITCHEN
• CASUAL DINING AREA

Property features AI

Finance

• Other: Subdivision: Highland Hills; Directions available from I-20 to Highland Hills
• HOA & community: Homeowners association with annual fee of $350; Community playground

Exterior

• Parking: Attached concrete garage with 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two stories; New construction
• Construction: Fiber cement exterior; Composition roof; Slab foundation; Home warranty included
• Exterior features: Patio; Porch; Front and rear sprinklers; Pool (community); Sidewalks (community)

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Disposal; Microwave
• Bedrooms: Total rooms: 12
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating; Fireplace(s)
• Interior features: Walk-in closets; Entrance foyer; Kitchen island; Pantry; Window coverings; Insulated windows; Disposal; Dishwasher; Microwave; Tankless water heater
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $354k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-472 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (28.4% below list).
• Recommended offer: $254k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 5.9% 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: 299 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,500 units permitted in Aiken County in 2024 (1,023 in 5+ unit buildings).
• This rent runs 36% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.
• 6 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 $253,602 (28.4% 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 132 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $369,035
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4481 Crimson Pass	0.03mi	5/3.0	3,209 (0%)	3mo	$354,630	$111	96
4367 Crimson Pass	0.12mi	5/3.0	3,209 (0%)	4mo	$355,630	$111	91
2250 Chromite Dr	0.13mi	5/3.0	3,216 (+0%)	8mo	$363,755	$113	87
4528 Crimson Pass	0.01mi	5/4.5	3,411 (+6%)	2mo	$394,520	$116	81
4462 Crimson Pass	0.02mi	5/4.5	3,411 (+6%)	3mo	$398,910	$117	80
4396 Crimson Pass	0.06mi	5/4.5	3,411 (+6%)	4mo	$392,020	$115	78
6100 Vermilion Loop	0.38mi	5/3.0	3,360 (+5%)	0mo	$330,000	$98	74
2226 Chromite Dr	0.11mi	5/4.5	3,411 (+6%)	11mo	$395,020	$116	69
2212 Chromite Dr	0.10mi	5/3.5	2,833 (-12%)	9mo	$337,605	$119	66
2211 Chromite Dr	0.12mi	5/3.5	2,833 (-12%)	9mo	$335,530	$118	65
2245 Chromite Dr	0.14mi	5/4.5	3,481 (+8%)	11mo	$393,020	$113	64
2286 Chromite Dr	0.16mi	5/4.5	3,481 (+8%)	10mo	$394,020	$113	64

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: 16.6%
• Equity multiple: 2.26×
• Total profit: $124,477
• Equity at exit: $278,195

10-year hold

• IRR: 15.9%
• Equity multiple: 4.88×
• Total profit: $384,163
• Equity at exit: $561,234

Cash invested: $99,137 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$1,857
• Tax est. 1.5%: −$443 /mo · $5,311/yr
• Insurance: −$148
• HOA: −$29
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-472

Break-even live

Break-even rent $3,134

Max offer price $285,707

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-350	+0% $-472	+5% $-595	+10% $-717
Rent	-10% $-673	-5% $-573	+0% $-472	+5% $-372	+10% $-272
Rate	-1.0pp $-294	-0.5pp $-382	base $-472	+0.5pp $-564	+1.0pp $-657

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: $88,515
• Closing costs: $10,622
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.13mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 19 events

1. 2026-06-17
   days on marketlisting id $354,060 Pending 132 DOM
2. 2026-05-21
   price $354,060 1495-char remark

   Show marketing remark (1495 chars)

   This new construction home in Highland Hills offers the perfect opportunity to enjoy new home living without the wait. Featuring 5 bedrooms and 3 full bathrooms, this thoughtfully designed two-story home combines modern style with everyday functionality. This layout flows effortlessly between the kitchen, dining, and living areas, ideal for entertaining and daily living. The kitchen is equipped with contemporary cabinetry, spacious countertops, stainless steel appliances, and a large center island, creating a functional and inviting space for cooking and gathering. The primary suite provides a private retreat with a spacious bedroom, and well-appointed bathroom, offering comfort and relaxation. Secondary bedrooms are versatile and well-sized, perfect for guests, children, or a home office. This quick move-in home for sale includes professionally selected finishes, energy-efficient features, and modern design elements that enhance comfort and long-term value. You will appreciate the attention to detail throughout, including quality flooring, modern lighting, and thoughtful storage solutions. 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, this property delivers exceptional value and convenience. Schedule your private tour today and experience the benefits of owning a new construction quick move-in home.

3. 2026-05-12
   price $354,060
4. 2026-05-07
   price $355,060
5. 2026-04-15
   price $354,060
6. 2026-04-13
   price $354,060
7. 2026-04-10
   price $354,054
8. 2026-03-31
   price $357,630
9. 2026-03-06
   price $357,730
10. 2026-03-04
    status Active
11. 2026-03-04
    status Active
12. 2026-03-01
    status Pending
13. 2026-03-01
    status Pending
14. 2026-03-01
    historical
15. 2026-01-27
    listed $357,630 Active 1495-char remark

    Show marketing remark (1495 chars)

    This new construction home in Highland Hills offers the perfect opportunity to enjoy new home living without the wait. Featuring 5 bedrooms and 3 full bathrooms, this thoughtfully designed two-story home combines modern style with everyday functionality. This layout flows effortlessly between the kitchen, dining, and living areas, ideal for entertaining and daily living. The kitchen is equipped with contemporary cabinetry, spacious countertops, stainless steel appliances, and a large center island, creating a functional and inviting space for cooking and gathering. The primary suite provides a private retreat with a spacious bedroom, and well-appointed bathroom, offering comfort and relaxation. Secondary bedrooms are versatile and well-sized, perfect for guests, children, or a home office. This quick move-in home for sale includes professionally selected finishes, energy-efficient features, and modern design elements that enhance comfort and long-term value. You will appreciate the attention to detail throughout, including quality flooring, modern lighting, and thoughtful storage solutions. 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, this property delivers exceptional value and convenience. Schedule your private tour today and experience the benefits of owning a new construction quick move-in home.

16. 2026-01-16
    price $357,630
17. 2026-01-12
    listed $366,630 Active
18. 2026-01-12
    listed $366,630 Active
19. 2026-01-12
    listed $355,060 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: $30,432
• − Mortgage interest: −$19,833
• − Property taxes: −$5,311
• − Insurance: −$1,770
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − HOA: −$348
• − Depreciation: −$10,300
• Taxable loss: −$11,999
• Est. tax savings @ 24.0%: +$2,880
• After-tax cash flow: $-2,789/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

Excellent 95/100 None rehab

This move-in-ready home in Highland Hills offers modern amenities and a well-maintained exterior, making it an excellent investment opportunity.

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 Replace blinds with energy-efficient windows — Improves energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and curb appeal ↑

ⓘ 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: 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

-0.3% since first listed

18 events — show timeline

• 2026-05-21 Price Changed $354,060 Zillow
• 2026-05-12 Price Changed $354,060 Hive MLS
• 2026-05-07 Price Changed $355,060 Hive MLS
• 2026-04-15 Price Changed $354,060 Hive MLS
• 2026-04-13 Price Changed $354,060 AMLS
• 2026-04-10 Price Changed $354,054 AMLS
• 2026-03-31 Price Changed $357,630 AMLS
• 2026-03-06 Price Changed $357,730 AMLS
• 2026-03-04 Relisted — Hive MLS
• 2026-03-04 Relisted — AMLS
• 2026-03-01 Pending — AMLS
• 2026-03-01 Pending — Hive MLS
• 2026-03-01 Listing Removed — Hive MLS
• 2026-01-27 Listed $357,630 Zillow
• 2026-01-16 Price Changed $357,630 AMLS
• 2026-01-12 Listed $366,630 Hive MLS
• 2026-01-12 Listed $366,630 AMLS
• 2026-01-12 Listed $355,060 Hive MLS