4112 Thimbleberry Dr · Graniteville, SC 29829

$260,000

3 bd · 2.5 ba · 1,792 sqft · SingleFamily public records · 13 Days on market

Built 2021 Good condition 1.00 ac lot Est $269k · at est. $54/mo HOA · 2% of rent

---

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 +15.7/30.0
• Appreciation +9.2/10.0
• ARV discount +9.0/15.0
• DSCR +4.9/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

* * * OPEN HOUSE- Saturday June 20th from 11:00am-1:00 PM * * * Welcome to 4112 Thimbleberry Drive in the desirable Sage Creek community! This beautifully maintained 3-bedroom, 2.5-bath home, built in 2021, provides 1792 sqft of modern living space designed for comfort and convenience which is ideal for both everyday living and entertaining. The open-concept main level features a spacious family room, dining area and a stylish open kitchen with granite countertops, stainless steel appliances, ample cabinetry, and a large island overlooking the living and dining areas. Upstairs, you'll find a generous private owner's suite with a walk-in closet and en-suite bath, while two additional be

Key facts

• Walk-in closet
• Large island
• Granite countertops

Tags

• OPEN-CONCEPT MAIN LEVEL
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• PRIVATE OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Directions for GPS: 4112 Thimbleberry Dr, Graniteville, SC 29829
• HOA & community: Homeowners association present; Association fees cover common area maintenance

Exterior

• Parking: Attached 2-car garage (main level)
• Utilities: Public water; Public sewer
• Home design: Two-story home
• Construction: Slab foundation
• Exterior features: Vinyl exterior finish; Wood rear-only fence; Paved road frontage; Property occupies 1 acre

Interior

• Kitchen: Island; Granite countertops; Tiled backsplash; Recessed lighting; Built-in microwave; Dishwasher; Built-in self‑cleaning range
• Bedrooms: Master suite upstairs with double vanity, garden tub, separate shower, his-and-hers closets, box ceilings and ceiling fan; Two additional upstairs bedrooms with ceiling fans, private closets and shared bath
• Flooring: Luxury vinyl plank in main living areas; Carpet in bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Second full baths associated with upstairs bedrooms (totaling two full baths upstairs)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans in living room and bedrooms; Recessed lighting throughout main living and dining areas; Luxury vinyl plank flooring in living, dining and kitchen areas; Carpeted bedrooms; Built-in microwave; Dishwasher; Built-in self‑cleaning range
• Laundry & utility: Laundry/utility room located on the second floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (15.6% below list).
• Recommended offer: $219k (15.6% 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); Midland Valley High (math 31% / reading 83%, grade C, #120 of 196 statewide, top 64%, 1,477 students, 62% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 299 active listings in the ZIP; 6 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 $24k of equity ($2k loan paydown + $22k 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 $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 5y ago 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; major 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 $219,421 (15.6% below list)

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: 0.84% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $268,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Almond Dr	0.17mi	3/2.0	1,656 (-8%)	1mo	$257,000	$155	77
4109 Thimbleberry Dr	0.03mi	4/2.5 (+1)	1,929 (+8%)	9mo	$265,000	$137	74
207 Almond Dr	0.22mi	3/2.0	1,662 (-7%)	4mo	$250,000	$150	73
159 Almond Dr	0.20mi	4/2.0 (+1)	1,872 (+4%)	4mo	$270,000	$144	73
8096 Cozy Knl	0.14mi	3/2.0	1,532 (-14%)	4mo	$251,500	$164	64
677 Turning Crest Ln	0.60mi	3/2.5	1,920 (+7%)	2mo	$267,400	$139	59
8003 Red Rock Way	0.40mi	4/2.0 (+1)	1,966 (+10%)	1mo	$285,000	$145	58
727 Turning Crest Ln	0.65mi	3/2.0	1,665 (-7%)	3mo	$250,000	$150	54
692 Turning Crest Ln	0.58mi	3/2.5	2,000 (+12%)	1mo	$255,000	$128	52
8192 Cozy Knoll Knl	0.16mi	4/2.0 (+1)	1,550 (-14%)	15mo	$259,000	$167	50
3044 Rockwell Ct	0.59mi	3/2.0	1,606 (-10%)	10mo	$250,000	$156	44
4114 Stone Pass Dr	0.73mi	3/2.0	1,561 (-13%)	6mo	$245,999	$158	38

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: 22.3%
• Equity multiple: 2.66×
• Total profit: $120,788
• Equity at exit: $204,290

10-year hold

• IRR: 20.3%
• Equity multiple: 5.74×
• Total profit: $345,192
• Equity at exit: $412,136

Cash invested: $72,800 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$108
• HOA: −$54
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $116

Break-even live

Break-even rent $2,047

Max offer price $260,000

Occupancy floor 90%

Sensitivity live

Price	-10% $263	-5% $190	+0% $116	+5% $43	+10% $-31
Rent	-10% $-57	-5% $30	+0% $116	+5% $203	+10% $290
Rate	-1.0pp $247	-0.5pp $182	base $116	+0.5pp $49	+1.0pp $-20

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	21d	1	0.08mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	21d	1	0.13mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	14d	1	0.26mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$1,989	$1.12	14d	5	0.69mi
934 Quaint Parish Cir Graniteville, SC	3.0	2.5	1435	$1,800	$1.25	24d	1	0.78mi
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	24d	1	0.78mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 11 events

1. 2026-06-18
   days on market $260,000 Active 13 DOM
2. 2026-06-17
   days on market $260,000 Active 12 DOM
3. 2026-06-16
   days on market $260,000 Active 11 DOM
4. 2026-06-15
   days on market $260,000 Active 10 DOM
5. 2026-06-14
   days on market $260,000 Active 8 DOM
6. 2026-06-13
   days on market $260,000 Active 7 DOM
7. 2026-06-10
   days on market $260,000 Active 5 DOM
8. 2026-06-09
   days on market $260,000 Active 4 DOM
9. 2026-06-08
   days on market $260,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $260,000 Active 2 DOM

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,482 · $124/mo
• Expected delta: +$386/yr (+$32/mo · 35.2%)

ⓘ 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 6/10 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: $26,331
• − Mortgage interest: −$14,564
• − Property taxes: −$1,096
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − HOA: −$648
• − Depreciation: −$7,564
• Taxable loss: −$3,054
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $2,128/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 Cosmetic rehab

This 2021-built home in the Sage Creek community is in good condition with a modern kitchen and well-maintained exterior. It's ready for a fresh coat of paint and some landscaping to further enhance its curb appeal and rental value.

Value-add opportunities

• Resale paint exterior walls — Fresh paint can enhance curb appeal and property value
• Rental trim landscaping — Well-maintained landscaping can attract tenants and increase rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior walls — Fresh paint can enhance curb appeal and property value ↑
• Rental trim landscaping — Well-maintained landscaping can attract tenants and increase rental value ↑

ⓘ 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

+5.3% since first listed

20 events — show timeline

• 2026-06-05 Listed $260,000 Consolidated MLS
• 2026-04-19 Listing Removed — Hive MLS
• 2026-04-19 Listing Removed — Hive MLS
• 2025-01-09 Listing Removed — Hive MLS
• 2025-01-09 Listing Removed — Hive MLS
• 2025-01-08 Listed $265,000 Hive MLS
• 2025-01-08 Listed $265,000 Hive MLS
• 2025-01-08 Listed $250,000 Hive MLS
• 2025-01-08 Listed $250,000 Hive MLS
• 2022-03-17 Sold (MLS) $246,905 Hive MLS
• 2022-03-17 Sold (MLS) $246,905 AMLS
• 2022-03-17 Sold (MLS) $246,905 Hive MLS
• 2022-02-01 Delisted — Consolidated MLS
• 2022-02-01 Price Changed $246,905 Consolidated MLS
• 2022-01-22 Price Changed $238,905 Consolidated MLS
• 2021-11-23 Price Changed $235,905 Consolidated MLS
• 2021-11-06 Listed $241,905 Consolidated MLS
• 2021-08-10 Listed $246,905 Hive MLS
• 2021-08-10 Listed $246,905 Hive MLS
• 2021-07-10 Listed $246,905 AMLS

Property tax history

-27.8%/yr

Latest (2025): $1,096 · +0.0% YoY. Source: county tax records.