1029 Quaint Parish Cir · Graniteville, SC 29829

$209,430

3 bd · 2.5 ba · 1,435 sqft · Townhouse

Built 2024 Good condition Est $214k · at est. $47/mo HOA · 2% 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 +24.3/30.0
• Appreciation +9.2/10.0
• ARV discount +8.4/15.0
• DSCR +7.8/10.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

RATES AS LOW AS 5.5%. This townhome is truly a dream come true! Located less than 2 minutes away from I-20, it offers the perfect balance of convenience and accessibility to shopping, Fort Eisenhower, Augusta's Medical District, and North Augusta. The Maywood floor 3 plan is thoughtfully designed with a beautifully open layout, making it perfect for modern living. The kitchen boasts an island, pantry, and top-of-the-line stainless steel appliances. The master suite is equally impressive, with a walk-in closet and a luxurious bathroom that includes a dual vanity and separate shower. To make life even easier, the laundry room is located upstairs. This townhome has been built with the utmost a

Key facts

• $47 HOA
• Garage
• Built 2024

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $209k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Cap rate 8.7% 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).
• 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 $19k of equity ($1k loan paydown + $18k 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 $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k 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.
• 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,430

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: 1.02% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $213,815
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Quaint Parish Circle Cir	0.03mi	3/2.5	1,435 (0%)	5mo	$210,930	$147	95
1036 Quaint Parish Cir	0.03mi	3/2.5	1,435 (0%)	6mo	$210,930	$147	93
1026 Quaint Parish Cir	0.03mi	3/2.5	1,435 (0%)	8mo	$215,930	$150	92
1032 Quaint Parish Cir	0.03mi	3/2.5	1,435 (0%)	8mo	$215,930	$150	92
806 Quaint Parish Cir	0.06mi	3/2.5	1,435 (0%)	7mo	$215,000	$150	92
1037 Quaint Parish Cir	0.01mi	3/2.5	1,435 (0%)	10mo	$209,430	$146	92
887 Quaint Parish Cir	0.02mi	3/2.5	1,435 (0%)	11mo	$213,545	$149	90
979 Quaint Parish Cir	0.03mi	3/2.5	1,435 (0%)	12mo	$212,670	$148	89
1004 Quaint Parish Cir	0.04mi	3/2.5	1,435 (0%)	12mo	$217,435	$152	89
1008 Quaint Parish Cir	0.04mi	3/2.5	1,435 (0%)	13mo	$213,045	$148	88
996 Quaint Parish Cir	0.04mi	3/2.5	1,435 (0%)	13mo	$214,045	$149	87
6005 Village West Ln	0.36mi	3/2.0	1,385 (-4%)	11mo	$195,000	$141	66

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: 27.4%
• Equity multiple: 3.02×
• Total profit: $118,211
• Equity at exit: $164,555

10-year hold

• IRR: 24.4%
• Equity multiple: 6.51×
• Total profit: $323,161
• Equity at exit: $331,976

Cash invested: $58,640 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,145 high
• Mortgage (P&I): −$1,098
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$87
• HOA: −$47
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $422

Break-even live

Break-even rent $1,610

Max offer price $209,430

Occupancy floor 75%

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: $52,358
• Closing costs: $6,283
• 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	$1,989	$1.12	13d	5	0.03mi
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	23d	1	0.09mi
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	23d	1	0.47mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	21d	1	0.70mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	21d	1	0.73mi

HOA detail

• Monthly dues: $47 · $564/yr

Listing history 5 events

1. 2025-07-23
   historical
2. 2025-07-23
   historical
3. 2025-07-23
   historical
4. 2025-07-03
   listed $209,430
5. 2025-07-03
   listed $209,430

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $1,194 · $99/mo
• Expected delta: +$721/yr (+$60/mo · 152.3%)

ⓘ 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 · 17 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: $25,735
• − Mortgage interest: −$11,731
• − Property taxes: −$473
• − Insurance: −$1,047
• − Repairs & maintenance: −$2,059
• − Management: −$2,059
• − HOA: −$564
• − Depreciation: −$6,093
• Taxable income: $1,709
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $4,657/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 townhome offers a modern and well-maintained living space with smart home features, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Smart home system — Enhances convenience and security, attracting tech-savvy buyers.
• Both Smart thermostat — Improves energy efficiency and comfort, appealing to eco-conscious renters and buyers.
• Both Smart lighting — Enhances energy efficiency and ambiance, attracting tech-savvy buyers and renters.
• Both Smart security system — Enhances safety and security, attracting buyers and renters who value peace of mind.

Renovation cost estimate screening

Value-add ROI direction

• Both Smart home system — Enhances convenience and security, attracting tech-savvy buyers. ↑
• Both Smart thermostat — Improves energy efficiency and comfort, appealing to eco-conscious renters and buyers. ↑
• Both Smart lighting — Enhances energy efficiency and ambiance, attracting tech-savvy buyers and renters. ↑
• Both Smart security system — Enhances safety and security, attracting buyers and renters who value peace of mind. ↑

ⓘ 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

+0.0% since first listed

5 events — show timeline

• 2025-07-23 Listing Removed — Hive MLS
• 2025-07-23 Listing Removed — Hive MLS
• 2025-07-23 Listing Removed — Hive MLS
• 2025-07-03 Listed $209,430 Hive MLS
• 2025-07-03 Listed $209,430 Hive MLS

Property tax history

+4.1%/yr

Latest (2025): $473 · +8.5% YoY. Source: county tax records.