Pattison Plan · Graniteville, SC 29829

$237,000

4 bd · 2.5 ba · 1,658 sqft · Townhouse · 15 Days on market

Good condition

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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 +13.4/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0

Listing remarks

The Pattison is a versatile new home floor plan designed to meet the needs of today's homebuyers. Offering 4 bedrooms, 2 full bathrooms and a convenient powder room, this layout emphasizes open living spaces, natural light, and flexible design options. The welcoming entry leads into a spacious open-concept living area, creating a warm and inviting atmosphere ideal for both everyday living and entertaining. The kitchen is centrally located and features ample counter space, modern cabinetry, a functional layout, and optional upgrades, allowing homeowners to personalize their space. The kitchen flows seamlessly into the dining and living areas, enhancing connectivity and maximizing usability.

Key facts

• Open living spaces
• Large windows
• Ample counter space

Tags

• OPEN LIVING SPACES
• NATURAL LIGHT
• AMPLE COUNTER SPACE
• MODERN CABINETRY
• FUNCTIONAL LAYOUT
• LARGE WINDOWS

Property features AI

Finance

• Financial info: List price $237,000

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family plan home; Address in Graniteville, SC
• Exterior features: Living area approximately 1,658 (plan)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan name: Pattison; Active new construction plan

🏗️ New construction. The $237,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $247,042.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $237k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5 ($57/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 $217k (8.6% below list).
• Recommended offer: $217k (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: 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; 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 + $21k 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $216,713 (8.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $247,042
• 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	0.58mi	3/2.5 (-1)	1,435 (-13%)	5mo	$210,930	$147	41
1036 Quaint Parish Cir	0.58mi	3/2.5 (-1)	1,435 (-13%)	6mo	$210,930	$147	40
806 Quaint Parish Cir	0.57mi	3/2.5 (-1)	1,435 (-13%)	7mo	$215,000	$150	40
1026 Quaint Parish Cir	0.58mi	3/2.5 (-1)	1,435 (-13%)	8mo	$215,930	$150	39
1032 Quaint Parish Cir	0.58mi	3/2.5 (-1)	1,435 (-13%)	8mo	$215,930	$150	39
1037 Quaint Parish Cir	0.55mi	3/2.5 (-1)	1,435 (-13%)	10mo	$209,430	$146	39
887 Quaint Parish Cir	0.54mi	3/2.5 (-1)	1,435 (-13%)	11mo	$213,545	$149	38
979 Quaint Parish Cir	0.55mi	3/2.5 (-1)	1,435 (-13%)	12mo	$212,670	$148	37
895 Quaint Parish Cir	0.53mi	3/2.5 (-1)	1,435 (-13%)	13mo	$213,352	$149	37
1004 Quaint Parish Cir	0.58mi	3/2.5 (-1)	1,435 (-13%)	12mo	$217,435	$152	36
996 Quaint Parish Cir	0.58mi	3/2.5 (-1)	1,435 (-13%)	13mo	$214,045	$149	35
1008 Quaint Parish Cir	0.59mi	3/2.5 (-1)	1,435 (-13%)	13mo	$213,045	$148	34

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: 20.9%
• Equity multiple: 2.56×
• Total profit: $108,143
• Equity at exit: $194,108

10-year hold

• IRR: 19.2%
• Equity multiple: 5.54×
• Total profit: $313,982
• Equity at exit: $391,596

Cash invested: $69,172 (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: $2,167 high
• Mortgage (P&I): −$1,296
• Tax est. 1.5%: −$309 /mo · $3,706/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $5

Break-even live

Break-even rent $2,161

Max offer price $247,042

Occupancy floor 95%

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: $61,760
• Closing costs: $7,411
• 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	0.54mi
507 Satinwood Cir Graniteville, SC	3.0–4.0	2.0–2.5	1776	$2,199	$1.24	14d	5	0.64mi
4060 Stone Pass Dr Graniteville, SC	4.0	2.0	1600	$1,925	$1.20	23d	1	1.02mi
2477 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	23d	1	1.10mi
2137 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	14d	1	1.12mi
2129 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	21d	1	1.12mi
2541 Banyon Cir Graniteville, SC	3.0	2.5	1300	$1,574	$1.21	14d	1	1.14mi
2097 Banyon Cir Graniteville, SC	3.0	2.5	1305	$1,549	$1.19	21d	1	1.14mi
4074 Thimbleberry Dr Graniteville, SC	3.0	2.5	1854	$1,900	$1.02	21d	1	1.26mi
39 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	23d	1	1.26mi
43 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	14d	1	1.26mi
45 Springdale Rd Graniteville, SC	4.0	2.5	1744	$2,100	$1.20	21d	1	1.26mi
47 Springdale Rd Graniteville, SC	4.0	2.5	1725	$2,090	$1.21	23d	1	1.26mi
6130 Mahogany Ter Graniteville, SC	4.0	2.0	1893	$2,250	$1.19	14d	1	1.28mi
4044 Thimbleberry Dr Graniteville, SC	3.0	2.5	1694	$1,925	$1.14	21d	1	1.29mi

Listing history 12 events

1. 2026-06-18
   days on market $237,000 Active 15 DOM
2. 2026-06-17
   days on market $237,000 Active 14 DOM
3. 2026-06-16
   days on market $237,000 Active 13 DOM
4. 2026-06-15
   days on market $237,000 Active 12 DOM
5. 2026-06-14
   days on market $237,000 Active 10 DOM
6. 2026-06-13
   days on market $237,000 Active 9 DOM
7. 2026-06-10
   days on market $237,000 Active 7 DOM
8. 2026-06-09
   days on market $237,000 Active 6 DOM
9. 2026-06-08
   days on market $237,000 Active 5 DOM
10. 2026-06-07
    days on market $237,000 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $237,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 68% 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: $26,006
• − Mortgage interest: −$13,838
• − Property taxes: −$3,706
• − Insurance: −$1,235
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$7,187
• Taxable loss: −$4,121
• Est. tax savings @ 24.0%: +$989
• After-tax cash flow: $1,046/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 well-maintained townhouse is move-in ready with a good condition score and minimal repairs needed. Potential value can be added through painting, landscaping, and flooring updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bedrooms — Carpet can be replaced with hardwood or tile for a more modern look

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bedrooms — Carpet can be replaced with hardwood or tile for a more modern look ↑

ⓘ 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