570 Slim Cypress Run · Graniteville, SC 29829

$193,990

3 bd · 2.5 ba · 1,305 sqft · Townhouse

Built 2025 Good condition 3,920 sqft lot $135/mo HOA · 7% of rent ↓ 2% since listing

---

Why this score? — see what drove the C 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 +17.9/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +5.6/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Builder Incentive: Up to 5,000 your way - closing cost, appliances, etc. LIMITED-TIME PRICING OPPORTUNITY Don't miss your chance to own in Cypress Point--Graniteville's newest townhome community--at an exceptional new price point! Tucked just off Springdale Road, this neighborhood is perfectly positioned for those who want the best of both Aiken and Augusta. The Cypress Point Lifestyle: Prime Location: Perfectly balanced between Aiken's equestrian charm and Augusta's medical and cyber hubs. Minutes from major employers, local schools, and everyday essentials. Move-In Ready & Low Maintenance: Spend your weekends enjoying nearby golf courses and walking trails instead of yard work. Modern Living: Open-concept floor plans (like the popular Aspen) featuring gourmet kitchens with islands, private primary suites, and energy-efficient features. Community Perks: Enjoy a calm, connected neighborhood atmosphere with sidewalks and streetlights, designed for easy living. Whether you're a first-time buyer or looking to downsize without compromising on quality, this price adjustment makes luxury living more attainable than ever. Act now to secure this limited-time pricing--schedule your tour of Cypress Point today!

Key facts

• $135 HOA
• Built 2025

🏗️ New construction. The $193,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $193,140.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $194k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Cap rate 7.3% vs local median 5.9% 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: schools F, amenities F, commute 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.
• Market conditions: 299 active listings in the ZIP; 9 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).

Forward outlook

• In year one you build about $18k 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 $54k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $193,990

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: 1.07% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $193,140
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
558 Slim Cypress Run	0.01mi	3/2.5	1,305 (0%)	3mo	$192,790	$148	97

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: 23.6%
• Equity multiple: 2.75×
• Total profit: $94,735
• Equity at exit: $151,756

10-year hold

• IRR: 21.3%
• Equity multiple: 5.95×
• Total profit: $267,710
• Equity at exit: $306,154

Cash invested: $54,079 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$1,013
• Tax est. 1.5%: −$241 /mo · $2,897/yr
• Insurance: −$80
• HOA: −$135
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $162

Break-even live

Break-even rent $1,860

Max offer price $193,140

Occupancy floor 87%

Sensitivity live

Price	-10% $296	-5% $229	+0% $162	+5% $96	+10% $29
Rent	-10% $-1	-5% $81	+0% $162	+5% $244	+10% $326
Rate	-1.0pp $260	-0.5pp $211	base $162	+0.5pp $112	+1.0pp $61

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: $48,285
• Closing costs: $5,794
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	24d	1	0.04mi
43 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	14d	1	0.05mi
45 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	21d	1	0.06mi
47 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	24d	1	0.06mi
2097 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	21d	1	0.10mi
2541 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	14d	1	0.10mi
2129 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	21d	1	0.12mi
2137 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	14d	1	0.12mi
2477 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	24d	1	0.14mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 16 events

1. 2026-06-09
   pricedays on marketlisting id $193,990 Pending
2. 2026-05-07
   historical 1228-char remark

   Show marketing remark (1228 chars)

   Builder Incentive: Up to 5,000 your way - closing cost, appliances, etc. LIMITED-TIME PRICING OPPORTUNITY Don't miss your chance to own in Cypress Point--Graniteville's newest townhome community--at an exceptional new price point! Tucked just off Springdale Road, this neighborhood is perfectly positioned for those who want the best of both Aiken and Augusta. The Cypress Point Lifestyle: Prime Location: Perfectly balanced between Aiken's equestrian charm and Augusta's medical and cyber hubs. Minutes from major employers, local schools, and everyday essentials. Move-In Ready & Low Maintenance: Spend your weekends enjoying nearby golf courses and walking trails instead of yard work. Modern Living: Open-concept floor plans (like the popular Aspen) featuring gourmet kitchens with islands, private primary suites, and energy-efficient features. Community Perks: Enjoy a calm, connected neighborhood atmosphere with sidewalks and streetlights, designed for easy living. Whether you're a first-time buyer or looking to downsize without compromising on quality, this price adjustment makes luxury living more attainable than ever. Act now to secure this limited-time pricing--schedule your tour of Cypress Point today!

3. 2026-05-07
   status Pending

   Show marketing remark (1228 chars)

   Builder Incentive: Up to 5,000 your way - closing cost, appliances, etc. LIMITED-TIME PRICING OPPORTUNITY Don't miss your chance to own in Cypress Point--Graniteville's newest townhome community--at an exceptional new price point! Tucked just off Springdale Road, this neighborhood is perfectly positioned for those who want the best of both Aiken and Augusta. The Cypress Point Lifestyle: Prime Location: Perfectly balanced between Aiken's equestrian charm and Augusta's medical and cyber hubs. Minutes from major employers, local schools, and everyday essentials. Move-In Ready & Low Maintenance: Spend your weekends enjoying nearby golf courses and walking trails instead of yard work. Modern Living: Open-concept floor plans (like the popular Aspen) featuring gourmet kitchens with islands, private primary suites, and energy-efficient features. Community Perks: Enjoy a calm, connected neighborhood atmosphere with sidewalks and streetlights, designed for easy living. Whether you're a first-time buyer or looking to downsize without compromising on quality, this price adjustment makes luxury living more attainable than ever. Act now to secure this limited-time pricing--schedule your tour of Cypress Point today!

4. 2026-05-07
   price $196,155

   Show marketing remark (1228 chars)

   Builder Incentive: Up to 5,000 your way - closing cost, appliances, etc. LIMITED-TIME PRICING OPPORTUNITY Don't miss your chance to own in Cypress Point--Graniteville's newest townhome community--at an exceptional new price point! Tucked just off Springdale Road, this neighborhood is perfectly positioned for those who want the best of both Aiken and Augusta. The Cypress Point Lifestyle: Prime Location: Perfectly balanced between Aiken's equestrian charm and Augusta's medical and cyber hubs. Minutes from major employers, local schools, and everyday essentials. Move-In Ready & Low Maintenance: Spend your weekends enjoying nearby golf courses and walking trails instead of yard work. Modern Living: Open-concept floor plans (like the popular Aspen) featuring gourmet kitchens with islands, private primary suites, and energy-efficient features. Community Perks: Enjoy a calm, connected neighborhood atmosphere with sidewalks and streetlights, designed for easy living. Whether you're a first-time buyer or looking to downsize without compromising on quality, this price adjustment makes luxury living more attainable than ever. Act now to secure this limited-time pricing--schedule your tour of Cypress Point today!

5. 2026-05-07
   status Pending

   Show marketing remark (1228 chars)

   Builder Incentive: Up to 5,000 your way - closing cost, appliances, etc. LIMITED-TIME PRICING OPPORTUNITY Don't miss your chance to own in Cypress Point--Graniteville's newest townhome community--at an exceptional new price point! Tucked just off Springdale Road, this neighborhood is perfectly positioned for those who want the best of both Aiken and Augusta. The Cypress Point Lifestyle: Prime Location: Perfectly balanced between Aiken's equestrian charm and Augusta's medical and cyber hubs. Minutes from major employers, local schools, and everyday essentials. Move-In Ready & Low Maintenance: Spend your weekends enjoying nearby golf courses and walking trails instead of yard work. Modern Living: Open-concept floor plans (like the popular Aspen) featuring gourmet kitchens with islands, private primary suites, and energy-efficient features. Community Perks: Enjoy a calm, connected neighborhood atmosphere with sidewalks and streetlights, designed for easy living. Whether you're a first-time buyer or looking to downsize without compromising on quality, this price adjustment makes luxury living more attainable than ever. Act now to secure this limited-time pricing--schedule your tour of Cypress Point today!

6. 2026-05-05
   historical
7. 2026-04-29
   price $193,990
8. 2026-04-16
   listed $205,955 Active

   Show marketing remark (1228 chars)

   Builder Incentive: Up to 5,000 your way - closing cost, appliances, etc. LIMITED-TIME PRICING OPPORTUNITY Don't miss your chance to own in Cypress Point--Graniteville's newest townhome community--at an exceptional new price point! Tucked just off Springdale Road, this neighborhood is perfectly positioned for those who want the best of both Aiken and Augusta. The Cypress Point Lifestyle: Prime Location: Perfectly balanced between Aiken's equestrian charm and Augusta's medical and cyber hubs. Minutes from major employers, local schools, and everyday essentials. Move-In Ready & Low Maintenance: Spend your weekends enjoying nearby golf courses and walking trails instead of yard work. Modern Living: Open-concept floor plans (like the popular Aspen) featuring gourmet kitchens with islands, private primary suites, and energy-efficient features. Community Perks: Enjoy a calm, connected neighborhood atmosphere with sidewalks and streetlights, designed for easy living. Whether you're a first-time buyer or looking to downsize without compromising on quality, this price adjustment makes luxury living more attainable than ever. Act now to secure this limited-time pricing--schedule your tour of Cypress Point today!

9. 2026-04-16
   listed $193,990 1228-char remark

   Show marketing remark (1228 chars)

   Builder Incentive: Up to 5,000 your way - closing cost, appliances, etc. LIMITED-TIME PRICING OPPORTUNITY Don't miss your chance to own in Cypress Point--Graniteville's newest townhome community--at an exceptional new price point! Tucked just off Springdale Road, this neighborhood is perfectly positioned for those who want the best of both Aiken and Augusta. The Cypress Point Lifestyle: Prime Location: Perfectly balanced between Aiken's equestrian charm and Augusta's medical and cyber hubs. Minutes from major employers, local schools, and everyday essentials. Move-In Ready & Low Maintenance: Spend your weekends enjoying nearby golf courses and walking trails instead of yard work. Modern Living: Open-concept floor plans (like the popular Aspen) featuring gourmet kitchens with islands, private primary suites, and energy-efficient features. Community Perks: Enjoy a calm, connected neighborhood atmosphere with sidewalks and streetlights, designed for easy living. Whether you're a first-time buyer or looking to downsize without compromising on quality, this price adjustment makes luxury living more attainable than ever. Act now to secure this limited-time pricing--schedule your tour of Cypress Point today!

10. 2026-04-10
    price $205,955
11. 2026-02-06
    listed $189,490 Active
12. 2025-12-15
    historical
13. 2025-12-15
    historical
14. 2025-09-26
    price $199,990
15. 2025-06-05
    listed $199,990 Active
16. 2025-06-05
    listed $199,990

ⓘ 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: $24,791
• − Mortgage interest: −$10,819
• − Property taxes: −$2,897
• − Insurance: −$966
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − HOA: −$1,620
• − Depreciation: −$5,619
• Taxable loss: −$1,096
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $2,211/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 move-in ready townhouse is in excellent condition with modern amenities and a prime location. It offers a great opportunity for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both Add smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Add smart home features — Improves convenience and marketability ↑

ⓘ 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

-1.9% since first listed

15 events — show timeline

• 2026-05-07 Listing Removed — Hive MLS
• 2026-05-07 Pending — AMLS
• 2026-05-07 Price Changed $196,155 AMLS
• 2026-05-07 Pending — Hive MLS
• 2026-05-05 Listing Removed — Hive MLS
• 2026-04-29 Price Changed $193,990 Hive MLS
• 2026-04-16 Listed $205,955 Hive MLS
• 2026-04-16 Listed $193,990 Hive MLS
• 2026-04-10 Price Changed $205,955 AMLS
• 2026-02-06 Listed $189,490 AMLS
• 2025-12-15 Listing Removed — Hive MLS
• 2025-12-15 Listing Removed — Hive MLS
• 2025-09-26 Price Changed $199,990 AMLS
• 2025-06-05 Listed $199,990 Hive MLS
• 2025-06-05 Listed $199,990 Hive MLS